123 Apple Ln.

Example, TN, 12345

June 5th, 2019

INSPECTED BY

Jeff Pope

PREPARED FOR

John Doe

Estimated Square Feet

1576

Foundation Type

Slab

Furnished

Yes

Humidity

55%

Inspection Fee

$595

Number of Bathrooms

Two ½

Number of Bedrooms

Three

Number of Stories

Two

Present at inspection

Buyers Agent

Structure Orientation

South-West

Temperature

74 degrees

Type of Construction

Wood Framing

Type of Residence

Townhome

Weather Conditions

Sunny

Year Built

2019

General Information

This report is the exclusive property of JPI Home Inspection Service and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited.

The observations and opinions expressed within this report are those of JPI Home Inspection Service and supersede any alleged verbal comments. This report overrides, supersedes and negates any previous report that may have been submitted by JPI Home Inspection for this property and should be read in its entirety. Any reports previously submitted by JPI Home Inspection for this property should be destroyed and should not be relied upon or considered accurate or complete.

We inspect all of the systems, components, and conditions described in accordance with the standards of the International Association of Certified Home Inspectors (iNACHI), and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced.

California Business & Professions Code, Section 7195 provides the following definition for a home inspection;

A home inspection is a noninvasive, physical examination, performed for a fee in connection with a transfer, as defined in subdivision (e), of real property, of the mechanical, electrical, or plumbing systems or the structural and essential components of a residential dwelling of one to four units designed to identify material defects in those systems, structures and components. A home inspection also includes any consultation regarding the property that is represented to be a home inspection or any confusingly similar term.

This same section of the CA B&P Code defines a "material defect" as a condition that significantly affects the value, desirability, habitability, or safety of the dwelling. Style or aesthetics shall not be considered in determining whether a system, structure, or component is defective.

In short, a home inspection is intended to assist in evaluation of the overall condition of the dwelling. The report is not intended to be a "check list" of items that need repair or general maintenance, it is designed to identify material defects or deficiencies that would have an adverse impact on the value of the real-property, or that involve an unreasonable risk to people on the property. This home inspection report will likely reveal many minor defects discovered during our examination of the property, but it will not reveal every condition that exists or ever could exist, and is intended to identify only those material defects that were observed on the day of the inspection.

In accordance with the terms of the contract, the investigation and service recommendations that we make in this report should be completed during your inspection contingency period by qualified, licensed specialists, who may well identify additional defects or recommend some upgrades that could affect your evaluation of the property.

The failure to follow our recommendations constitutes a violation of our agreement and contract, which would hold us harmless for any subsequently alleged defects or deficiencies and by relying on this inspection report you have agreed to be bound by the terms, conditions and limitations as set forth in the CONTRACT, which was presented to you at the time of the inspection or in an electronic attachment included with your completed report. If you do not have a copy of the CONTRACT please contact JPI Home Inspection and a copy will be provided to you either electronically or by fax. If you do not agree to be bound by this CONTRACT in its entirety, you must contact JPI Home Inspection immediately upon receipt of this completed report. In addition, all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used in whole or in part for consideration in a real estate transaction.

Your completed report may contain photographs of various conditions noted during the inspection.

PHOTOGRAPHS PROVIDED IN THIS REPORT ARE INTENDED TO HELP INTERESTED PARTIES UNDERSTAND THE CONTEXT OF THIS REPORT, BUT MAY NOT REPRESENT THE SUM TOTAL OF ALL CONDITIONS.

Scope of Work

You have contracted with JPI Home Inspection Service to perform a generalist inspection in accordance with the standards of practice established by the National Association of Certified Home Inspectors, a copy of which is available upon request. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the standards. However, the inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies.

Most homes built after 1978, are generally assumed to be free of asbestos and many other common environmental contaminants. However, as a courtesy to our clients, we are including some well documented, and therefore public, information about several environmental contaminants that could be of concern to you and your family, all of which we do not have the expertise or the authority to evaluate, such as asbestos, radon, methane, formaldehyde, termites and other wood-destroying organisms, pests and rodents, molds, microbes, bacterial organisms, and electromagnetic radiation, to name some of the more commonplace ones. Nevertheless, we will attempt to alert you to any suspicious substances that would warrant evaluation by a specialist. However, health and safety, and environmental hygiene are deeply personal responsibilities, and you should make sure that you are familiar with any contaminant that could affect your home environment. You can learn more about contaminants that can affect you home from a booklet published by The environmental Protection Agency, which you can read online at www.epa.gov/iaq/pubs/insidest.htm.

Mold is one such contaminant, and is present to some degree in nearly every residence. It is a microorganism that has tiny seeds, or spores, that are spread on the air, land, and feed on organic matter. It has been in existence throughout human history, and actually contributes to the life process. It takes many different forms, many of them benign, like mildew. Some characterized as allergens are relatively benign but can provoke allergic reactions among sensitive people, and others characterized as pathogens can have adverse health effects on large segments of the population, such as the very young, the elderly, and people with suppressed immune systems. However, there are less common molds that are called toxigens that represent a serious health threat. All molds flourish in the presence of moisture, and we make a concerted effort to look for any evidence of it wherever there could be a water source, including that from condensation. Interestingly, the molds that commonly appear on ceramic tiles in bathrooms do not usually constitute a health threat, but they should be removed. However, some visibly similar molds that form on cellulose materials, such as on drywall, plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be in the area of tubs, showers, toilets, sinks, water heaters, evaporator coils, inside attics with unvented bathroom exhaust fans, and return-air compartments that draw outside air, all of which are areas that we inspect very conscientiously. Nevertheless, mold can appear as though spontaneously at any time, so you should be prepared to monitor your home, and particularly those areas that we identified. Naturally, it is equally important to maintain clean air-supply ducts and to change filters as soon as they become soiled, because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by specialists and laboratory analysis, and is absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have your home tested for the presence of any such contaminants, and particularly if you or any member of your family suffers from allergies or asthma. Also, you can learn more about mold from an Environmental Protection Agency document entitled "A Brief Guide to Mold, Moisture and Your Home," by visiting their web site at: http://www.epa.gov/iaq/molds/moldguide.html/, from which it can be downloaded.

Asbestos is a notorious contaminant that could be present in any home built before 1978. It is a naturally occurring mineral fiber that was first used by the Greek and Romans in the first century, and it has been widely used throughout the modern world in a variety of thermal insulators, including those in the form of paper wraps, bats, blocks, and blankets. However, it can also be found in a wide variety of other products too numerous to mention, including duct insulation and acoustical materials, plasters, siding, floor tiles, heat vents, and roofing products. Although perhaps recognized as being present in some documented forms, asbestos can only be specifically identified by laboratory analysis. The most common asbestos fiber that exists in residential products is chrysotile, which belongs to the serpentine or white-asbestos group, and was used in the clutches and brake shoes of automobiles for many years. However, a single asbestos fiber is said to be able to cause cancer, and is therefore a potential health threat and a litigious issue. Significantly, asbestos fibers are only dangerous when they are released into the air and inhaled, and for this reason authorities such as the Environmental Protection Agency [EPA] and the Consumer Product Safety Commission [CPSC] distinguish between asbestos that is in good condition, or non-friable, and that which is in poor condition, or friable, which means that its fibers could be easily crumbled and become airborne. However, we are not specialists and, regardless of the condition of any real or suspected asbestos-containing material [ACM], we would not endorse it and recommend having it evaluated by a specialist.

Radon is a gas that results from the natural decay of radioactive materials within the soil, and is purported to be the second leading cause of lung cancer in the United States. The gas is able to enter homes through the voids around pipes in concrete floors or through the floorboards of poorly ventilated crawlspaces, and particularly when the ground is wet and the gas cannot easily escape through the soil and dispersed into the atmosphere. However, it cannot be detected by the senses, and its existence can only be determined by sophisticated instruments and laboratory analysis, which is completely beyond the scope of our service. However, you can learn more about radon and other environmental contaminants and their affects on health, by contacting the EPA or a similar state agency, and it would be prudent for you to enquire about any high radon readings that might be prevalent in the general area surrounding your home.

Lead poses an equally serious health threat. In the 1920's, it was commonly found in many plumbing systems. In fact, the word "plumbing" is derived from the Latin word "plumbum," which means lead. When in use as a component of a waste system, it does not constitute a viable health threat, but as a component of potable water pipes it would certainly be a health-hazard. Although rarely found in use, lead could be present in any home build as recently as the nineteen seventies. For instance, lead was an active ingredient in many household paints, which can be released in the process of sanding, and even be ingested by small children and animals chewing on painted surfaces. Fortunately, the lead in painted surfaces can be detected by industrial hygienists using sophisticated instruments, but testing for it is not cheap. There are other environmental contaminants, some of which we have already mentioned, and others that may be relatively benign. However, we are not environmental hygienists, and as we stated earlier we disclaim any responsibility for testing or establishing the presence of any environmental contaminant, and recommend that you schedule whatever specialist inspections that may deem prudent during your inspection contingency period.

1 · Exterior

Site & Other Observations

1.1 · Townhome or Condominium Disclaimer

Because this is an inspection report on a townhome or condominium, we do not access, inspect or report on the condition of the roof, the foundation, grading and drainage, or components beyond the unit, which we believe to be the responsibility of the home owners' association. In addition, there may be other components that are shared between residences such as portions of drainage components, plumbing supply components, electrical systems, structural systems, etcetera. We only inspect components that are accessible and visible from within the confines of the unit we are inspecting, and defects or deficiencies that exist or develop beyond this unit may have an adverse impact on the entire structure. Any systems or components located in or on restricted areas, or areas that may require HOA permission to access, regardless of ownership, are not inspected unless written permission is provided prior to, or during our inspection.
Informational

Exterior Components

1.2 · Window Advisory

In accordance with industry standards, we do not test every window in the house, and particularly if the house is furnished. There are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal barrier, as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim any evaluation of hermetic seals. In addition, the proper installation of windows and the flashings around windows is critical to water proofing the exterior walls. Missing, damaged or improperly installed flashings, and improperly installed windows are the most common cause of moisture intrusion to walls and baseboards beneath windows. Because the flashings are concealed by the exterior wall covering, we cannot endorse them and specifically disclaim any evaluation of these flashings, and leaks may become evident only during heavy, prolonged or wind-driven rainfall. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.
Informational

1.3 · Windows

The windows appear to be in acceptable condition.
Functional

1.4 · Screens

We do not evaluate window screens, because many people choose to remove them for aesthetic reasons. Also, they are easily damaged and can be removed after our inspection. Therefore, we choose to disclaim them.
Informational

1.5 · Exterior Doors

The exterior doors are in acceptable condition.
Functional

1.6 · Lights

The lights outside the doors of the residence are functional. However, we do not inspect or evaluate decorative lights, low voltage lighting, yard lights or any other lighting systems that are not directly attached to the residence structure.
Functional

1.7 · Outlets

The outlets that were tested are functional and include ground-fault protection.
Functional

2 · Electrical Service Equipment

Electrical Equipment & Service Panel

2.1 · General Comments

The service panel and its components are under the care and control of building management.
Informational

2.2 · General Comments

National safety standards require electrical panels to be readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
Informational

2.3 · Wiring Observations

The visible portions of the wiring have no visible deficiencies.
Functional

2.4 · Wiring Observations

The residence is wired predominantly with a vinyl conduit known as non-metallic cable (NMC) or Romex.
Informational

2.5 · Wiring Observations

The conductors are predominantly copper throughout the residence
Informational

3 · Additional Electrical (Sub/Distribution) Panels

Additional Electrical (Sub/Distribution) Panels

3.1 · General Comments

Additional panels are often located inside residences, but they should not be located inside clothes closets, where they might be concealed and could impede an emergency disconnect. However, when they are located outside they are required to be weatherproof, unobstructed, and easily accessible, and their circuits should be clearly labeled.
Informational

3.2 · Panel Location

The sub panel is located in the garage.
Informational

3.3 · Panel Observations

The electrical sub panel has no visible deficiencies.
Informational

3.4 · Panel Cover Observations

The exterior panel cover is in acceptable condition.
Functional

3.5 · Panel Cover Observations

The interior cover is in acceptable condition.
Functional

3.6 · Wiring Observations

There are no visible deficiencies with the wiring in the sub panel.
Functional

3.7 · Circuit Breakers

The circuit breakers have no visible deficiencies.
Functional

3.8 · Circuit Breakers

The system includes arc-fault circuit interrupters, as required by the California Electrical Code to protect specific 15 and 20 amp branch circuits.
Informational

3.9 · Panel Grounding

The panel grounding is correct.
Functional

4 · Plumbing

Potable Water Supply Pipes

4.1 · Public Water Supply

The potable water is supplied to the residence by a public utility company.
Informational

4.2 · Water Meter Location

The water meter is located in the driveway, near the garage door.
Informational

4.3 · Water Main Shut-off Location

The main water shut-off valve is located inside the garage.
Informational

4.4 · Pressure Regulators

A functional pressure regulator is in place on the plumbing system. A water pressure regulator is a valve that automatically cuts off, or reduces the flow of water at a certain pressure. Regulators are used to allow high-pressure water supply lines or tanks to be reduced to safe and/or usable pressures for residential applications.
Functional

4.5 · Pressure Relief Valves

A pressure relief valve is a safety device that relieves overpressure in the water piping. There is a pressure relief valve on the plumbing system, as required.
Functional

4.6 · Recirculating Systems

Hot water recirculation systems deliver hot water to fixtures quickly without waiting for the water to get hot. Rather than relying on water pressure in water lines, recirculating systems use a pump to rapidly move water from a water heater to the fixtures. The plumbing system on this residence does not include a recirculating pump, which means that there will be a delay in hot water service relative to the distance of the fixture from the water heater.
Informational

4.7 · PEX or Cross-Linked Polyethylene Water Pipes

The residence is served by Cross-Linked Polyethylene (PEX) potable water pipes that are in satisfactory condition.
Informational

General Gas Components

4.8 · Gas Supply Pipes

The visible portions of the gas pipes appear to be in acceptable condition.
Informational

Waste & Drainage Systems

4.9 · General Comments

We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line would confirm its actual condition. However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you should consider having the main waste line video-scanned during your inspection contingency period. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive.
Informational

4.10 · Type of Material

The visible portions of the drainpipes are acrylonitrile butadiene styrene type, or ABS.
Informational

4.11 · Drain Waste & Vent Pipes

Based on industry recommended water tests, the drainpipes are functional at this time. However, only a video-scan of the main drainpipe would confirm its actual condition.
Functional

4.12 · Clean Outs

Clean-outs are a necessary component of any residential waste and drainage system. They are designed to allow easy access for repairs, modifications and maintenance of the main drain-line and branch drain-lines, and are required components in modern plumbing systems. Clean-outs are often inadvertently concealed behind exterior wall covering, ground cover or even slabs, such as patios and sidewalks. During our inspection we do not locate nor report on clean-outs except to note obvious deficiencies such as unsealed openings or obvious leakage. As generalists, we do not comment on the quantity, adequacy or lack of clean-outs on an existing system, and it may become necessary at some point in the future to add a clean-out or even multiple clean-outs to the system.
Informational

Tankless Water Heaters

4.13 · General Comments

Residential tankless water heaters provide virtually endless but not unlimited hot water, and require little maintenance beyond periodic monitoring for leaks, which is to be anticipated with any type of water heater.
Informational

4.14 · Age & Location

The residence is served by a new tankless water heater, which is wall-mounted in the inside the garage.
Informational

4.15 · Vent Pipe

The vent pipe has no visible deficiencies.
Functional

4.16 · Shut-Off Valve & Connectors

The shut-off valve and water connectors are functional.
Functional

4.17 · Gas Valve & Connector

The gas valve and connector are functional.
Functional

4.18 · Pressure Relief Valve

The water heater is equipped with a mandated pressure relief valve.
Functional

5 · Heat/AC

HVAC Split Systems

5.1 · Age & Location

Central heat and air-conditioning are provided by a single split-system, consisting of a new furnace with an evaporator coil that is located in the attic, and a new condensing coil that is located in the front yard.
Informational

5.2 · Furnace

The furnace is functional.
Functional

5.3 · Vent Pipe

The vent pipe has no visible deficiencies.
Functional

5.4 · Gas Valve & Connector

The gas valve and connector are in acceptable condition.
Functional

5.5 · Combustion-Air Vents

The combustion-air vents appear to be adequate to support complete combustion.
Functional

5.6 · Return-Air Compartment

The return-air compartment is in acceptable condition.
Functional

5.7 · Circulating Fan

The circulating fan is clean and functional.
Functional

5.8 · Evaporator Coil

There is a hole or opening in the cabinet of the evaporator coil that should be sealed to prevent energy loss.
Needing Service

5.9 · Evaporator Coil

The evaporator coil is functional.
Functional

5.10 · Condensate Drainpipe

The condensate pipe discharges at a bathroom sink drain.
Informational

5.11 · Drip Pan

The drip pan is functional.
Functional

5.12 · Condensing Coil

The condensing coil responded to the thermostat and is functional.
Functional

5.13 · Condensing Coil Disconnect

The electrical disconnect at the condensing coil is functional.
Functional

5.14 · Refrigerant Lines

The refrigerant lines are in acceptable condition.
Informational

5.15 · Differential Temperature Readings

The air-conditioning responded and achieved an acceptable differential temperature split between the air entering the system and that coming out, of eighteen degrees or more.
Functional

5.16 · Thermostats

The thermostat is functional.
Functional

5.17 · Registers

The registers are reasonably clean and functional.
Functional

5.18 · Flexible Ducting

The ducts have no visible deficiencies. They are a modern flexible type that are comprised of an outer plastic sleeve and a flexible inner liner that contains fiberglass insulation.
Functional

Whole House Fan

5.19 · General Comments

The whole house fan is functional.
Functional

6 · Interior

Smoke Detectors

6.1 · CA Smoke Detector Requirements

A smoke detector is a device that detects smoke, typically as an indicator of fire. Smoke detectors are required to be installed in a manner consistent with the Building Codes in effect at the time of original construction. Additional detectors may be required if additions or alterations to structure have occurred, but at minimum, all residential homes in CA are required to have at least one working smoke detector. The California Health & Safety Code, Section 13113.8, specifically states that on and after January 1, 1986, every single-family dwelling and factory-built housing, as defined in Section 19971, which is sold shall have an operable smoke detector. The detector shall be approved and listed by the State Fire Marshal and installed in accordance with the State Fire Marshal's regulations. Unless prohibited by local rules, regulations, or ordinances, a battery-operated smoke detector shall be deemed to satisfy the requirements of this section. In addition, we categorically recommend that all sleeping rooms be equipped with functional smoke detectors regardless of the minimum standards set by state or local laws. Smoke detectors should be installed at least three feet away from air-conditioning and heating registers and be positioned no more than twelve inches below the highest point of the ceiling in the room it serves. They should be checked periodically and batteries should be changed regularly. Also, the generally accepted life expectancy of smoke detectors is ten years and any detector more than ten years old should not be relied upon and should be replaced immediately. If you are unable to determine the age of the smoke detector, it should be replaced. During our inspection, we do not check nor do we comment on the age of the installed smoke detectors. We do not operate smoke detectors nor do we smoke-test detectors, which is the only definitive test to confirm proper function.
Informational

6.2 · Smoke Detector Observations

Except as otherwise noted within the report, the residence is equipped with smoke detectors in locations consistent with state and local requirements.
Informational

Carbon Monoxide Detectors

6.3 · CA Carbon Monoxide Detector Requirements

A carbon monoxide detector or CO detector is a device that detects the presence of carbon monoxide (CO) gas in order to prevent carbon monoxide poisoning. CO is a colorless and odorless compound produced by incomplete combustion. The California Health & Safety Code, Section 17926 requires, with very few exceptions, that all existing homes in California must be equipped with carbon monoxide alarms. CA Law requires that an approved carbon monoxide alarm be installed in dwelling units and in sleeping units within which fuel-burning appliances are installed, and in dwelling units that have attached garages. Carbon monoxide alarms and carbon monoxide detectors should be installed on or near the ceiling in the immediate vicinity of fuel burning appliances and other sources of carbon monoxide such as attached garages. The generally accepted life expectancy of carbon monoxide alarms is ten years and any alarm more than ten years old should not be relied upon and should be replaced immediately. If you are unable to determine the age of the CO alarm, it should be replaced. During our inspection, we do not operate or test the function of CO detectors.
Informational

6.4 · Carbon Monoxide Detector Observations

The residence is equipped with carbon monoxide alarms as required by state law.
Informational

7 · Living Areas

Main Entry

7.1 · No Recommended Service

We have evaluated this portion of the living area and found it to be in acceptable condition.
Informational

7.2 · Doors

The door is functional.
Functional

7.3 · Closets

The closet is in acceptable condition.
Informational

Living Room

7.4 · No Recommended Service

We have evaluated this portion of the living area and found it to be in acceptable condition.
Informational

7.5 · Flooring

The floor has no significant defects.
Informational

7.6 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

7.7 · Dual-Glazed Windows

The windows are functional.
Functional

7.8 · Lights

The lights are functional.
Functional

7.9 · Outlets

The outlets that were tested are functional.
Functional

Dining Room

7.10 · No Recommended Service

We have evaluated this portion of the living area and found it to be in acceptable condition.
Informational

7.11 · Flooring

The floor has no significant defects.
Informational

7.12 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

7.13 · Lights

The lights are functional.
Functional

7.14 · Outlets

The outlets that were tested are functional.
Functional

8 · Hallway

Upstairs Hallway

8.1 · No Recommended Service

We have evaluated the hallway, and found it to be in acceptable condition.
Informational

8.2 · Flooring

The floor has no significant defects.
Informational

8.3 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

8.4 · Closets & Cabinets

The cabinets are functional
Functional

8.5 · Lights

The lights are functional.
Functional

8.6 · Outlets

The outlets that were tested are functional.
Functional

9 · Stairs

Main Stairs

9.1 · Floor Treads & Risers

The floors on the second floor are not perfectly level which is not uncommon.
Informational

9.2 · Walls & Ceiling

The walls and ceiling have no significant defects.
Informational

9.3 · Handrails & Guardrails

If small children occupy or visit this residence, suitable precautions should be taken to safeguard them.
Recommended Safety Upgrade

9.4 · Lights

The lights are functional.
Functional

10 · Kitchen

Kitchen

10.1 · Service Recommend

We have evaluated the kitchen and found it to be in acceptable condition with exception to the deficiencies and/or defects listed below.
Informational

10.2 · Flooring

The floor has no significant defects.
Informational

10.3 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

10.4 · Sink & Countertop

The sink and countertop are functional.
Functional

10.5 · Faucet

The sink faucet is functional.
Functional

10.6 · Trap and Drain

The trap and drain are functional.
Functional

10.7 · Valves & Connectors

The valves and connectors below the sink are functional. However, they are not in daily use and will inevitably become stiff or frozen.
Functional

10.8 · Garbage Disposal

The garbage disposal is functional.
Functional

10.9 · Cabinets

The cabinets are functional, and do not have any significant damage.
Functional

10.10 · Gas Range

The gas range is functional, but was neither calibrated nor tested for its performance.
Functional

10.11 · Gas Cooktop

The gas cook top is functional.
Functional

10.12 · Dishwasher

The dishwasher is functional.
Functional

10.13 · Dishwasher

The drain line from the air-gap to the disposal is kinked, which will eventually create an obstruction and drainage problem. The drain line should be serviced or replaced by a qualified plumber.
Needing Service

10.14 · Exhaust Fan or Downdraft

The exhaust fan or downdraft is functional.
Functional

10.15 · Built-in Microwave

The built-in microwave is functional but we did not test it for leakage, which would require a specialized instrument.
Functional

10.16 · Lights

The lights are functional.
Functional

10.17 · Outlets

The outlets that were tested are functional and include ground-fault protection.
Functional

11 · Bedrooms

Master Bedroom

11.1 · Location

This bedroom is located upstairs.
Informational

11.2 · No Recommended Service

We have evaluated the bedroom and found it to be in acceptable condition.
Informational

11.3 · Doors

The door is functional.
Functional

11.4 · Flooring

The floor has no significant defects.
Informational

11.5 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

11.6 · Dual-Glazed Windows

The windows that were unobstructed were checked, and found to be functional.
Functional

11.7 · Closets

The closet and its components are functional.
Functional

11.8 · Lights

The required lighting is supplied from a switched receptacle that responded properly to the wall switch.
Functional

11.9 · Outlets

The outlets that were unobstructed and able to be tested are functional.
Functional

First Guest Bedroom

11.10 · Location

This bedroom is located upstairs.
Informational

11.11 · Doors

The door is functional.
Functional

11.12 · Flooring

The floor has no significant defects.
Informational

11.13 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

11.14 · Dual-Glazed Windows

The windows that were unobstructed were checked, and found to be functional.
Functional

11.15 · Closets

The closet and its components are functional.
Functional

11.16 · Lights

The required lighting is supplied from a switched receptacle that responded properly to the wall switch.
Functional

11.17 · Outlets

The outlets that were unobstructed and able to be tested are functional.
Functional

Second Guest Bedroom

11.18 · Location

This bedroom is located upstairs.
Informational

11.19 · Doors

The door is functional.
Functional

11.20 · Flooring

The floor has no significant defects.
Informational

11.21 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

11.22 · Dual-Glazed Windows

The windows that were unobstructed were checked, and found to be functional.
Functional

11.23 · Closets

The closet and its components are functional.
Functional

11.24 · Lights

The required lighting is supplied from a switched receptacle that responded properly to the wall switch.
Functional

12 · Bathrooms

Master Bathroom

12.1 · Size and Location

The master bathroom is a three-quarter, and is located upstairs.
Informational

12.2 · No Recommended Service

We have evaluated this bathroom and found it to be in acceptable condition.
Informational

12.3 · Doors

The door is functional.
Functional

12.4 · Flooring

The floor has no significant defects.
Informational

12.5 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

12.6 · Cabinets

The cabinets are in acceptable condition.
Informational

12.7 · Sink Countertop

The sink countertop is functional.
Functional

12.8 · Sink Faucet Valves & Connectors Trap & Drain

The sink and its components are functional.
Functional

12.9 · Stall Shower

The stall shower is functional.
Functional

12.10 · Toilet & Bidet

The toilet is functional.
Functional

12.11 · Outlets

The outlets are functional and include ground-fault protection.
Functional

Hallway Bathroom

12.12 · Size and Location

This bathroom is a full and is located upstairs.
Informational

12.13 · No Recommended Service

We have evaluated this bathroom and found it to be in acceptable condition.
Informational

12.14 · Doors

The doors are functional.
Functional

12.15 · Flooring

The floor has no significant defects.
Informational

12.16 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

12.17 · Cabinets

The cabinets are in acceptable condition.
Informational

12.18 · Sink Countertop

The sink countertop is functional.
Functional

12.19 · Sink Faucet Valves & Connectors Trap & Drain

The sink and its components are functional.
Functional

12.20 · Tub-Shower

The tub/shower is functional.
Functional

12.21 · Toilet & Bidet

The toilet is functional.
Functional

12.22 · Exhaust Fan

The exhausts fans are functional.
Functional

12.23 · Lights

The lights are functional.
Functional

12.24 · Outlets

The outlets are functional and include ground-fault protection.
Functional

Powder Room

12.25 · Size and Location

This bathroom is a half, and is located downstairs.
Informational

12.26 · No Recommended Service

We have evaluated this bathroom and found it to be in acceptable condition.
Informational

12.27 · Doors

The door is functional.
Functional

12.28 · Flooring

The floor has no significant defects.
Informational

12.29 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

12.30 · Sink Faucet Valves & Connectors Trap & Drain

The sink and its components are functional.
Functional

12.31 · Toilet & Bidet

The toilet is functional.
Functional

12.32 · Exhaust Fan

The exhaust fan is functional.
Functional

12.33 · Lights

The lights are functional.
Functional

12.34 · Outlets

The outlets are functional and include ground-fault protection.
Functional

13 · Attic

Attic

13.1 · Primary Attic Access Location

The attic can be accessed through a hatch in the master bedroom closet.
Informational

13.2 · Method of Evaluation

We evaluated the attic by direct access.
Informational

13.3 · Framing

The roof framing consists of a factory-built truss system, comprised of components called chords, webs, and struts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss is designed for a specific purpose, and cannot be removed or modified without compromising the integrity of the entire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move by thermal expansion and contraction and cause creaking sounds, which are more pronounced in the mornings and evenings along with temperature changes. Such movement has no structural significance, but can result in small cracks or divots in the drywall or plaster.
Informational

13.4 · Ventilation

Ventilation is provided by a combination of eave, dormer, turbine, or gable vents, and should be adequate. We do not evaluate, nor do we operate or check the function of solar or electric powered ventilator fans.
Informational

13.5 · Electrical

The electrical components that are fully visible appear to be in acceptable condition.
Informational

13.6 · Heat Vents

The heat vents appear to be functional.
Functional

13.7 · Plumbing Vents

The drainpipe vents that are fully visible are in acceptable condition.
Functional

13.8 · Exhaust Ducts

The visible portions of the exhaust ducts are functional.
Informational

13.9 · Water Pipes

The visible portions of the water pipes are in acceptable condition, but should be monitored because of their location. Leaks from pipes that pass through an attic can be soaked up by insulation, and are difficult to detect until significant damage is evident elsewhere.
Condition to be Monitored and/or Maintained

13.10 · Blown-in Fiberglass Insulation

The attic floor is well insulated with an average of twelve or more inches of blown-in fiberglass insulation. This gives the attic an approximate insulation resistance rating, or R-Value, of R-30 or greater. Loose-fill or blown-in insulation will vary in thermal performance due to factors such as aging, mean temperature, settlement, convection, moisture absorption and installation variation. Convection in glass loose-fill insulation installed in open attics can reduce its thermal performance in extreme winter temperatures during the heating season.
Informational

14 · Laundry

Laundry Room

14.1 · No Recommended Service

We have evaluated the laundry room, and found it to be in acceptable condition.
Informational

14.2 · Flooring

The floor has no significant defects.
Informational

14.3 · Walls & Ceiling

The walls and ceiling are in acceptable condition.
Informational

14.4 · Exhaust Fan

The exhaust fan is functional.
Functional

14.5 · Valves & Connectors

The valves and connectors are functional. However, because they are not in daily use they typically become stiff or frozen.
Functional

14.6 · Trap & Drain

The trap and drain appear to be functional.
Informational

14.7 · Dryer Vent

Faulty dryer vents have been responsible for thousands of fires, hundreds of injuries, and even deaths. The best vents are a smooth-walled metal type that travels a short distance; all other types should be regarded as suspect, and should be inspected bi-annually to ensure that they do not contain trapped lint or moisture.
Condition to be Monitored and/or Maintained

14.8 · Dryer Vent

The dryer vents vertically. The lint trap must be kept clean, because trapped lint can rapidly turn into a fire hazard.
Condition to be Monitored and/or Maintained

14.9 · Lights

The lights are functional.
Functional

14.10 · Outlets

The outlets that were tested are functional.
Functional

15 · Garage

Double-Car Garage

15.1 · Slab Floor

The slab floor is in acceptable condition. Small cracks are common and result as a consequence of the curing process, seismic activity, common settling, or the presence expansive soils, but are not structurally threatening. Also, you may notice some salt crystal formations that are activated by moisture penetrating the slab.
Informational

15.2 · Walls & Ceiling

The walls and ceiling in the are sheathed and in acceptable condition.
Informational

15.3 · Ventilation Ports

The ventilation ports are functional.
Functional

15.4 · Firewall Separation

The firewall separating the garage from the residence is functional.
Functional

15.5 · Entry Door Into the House

The house entry door is solid core, or fire-rated, and self-closes in conformance with fire-safety regulations.
Functional

15.6 · Garage Vehicle Door & Hardware

The garage door and its hardware are functional.
Functional

15.7 · Automatic Opener

The garage door opener is functional.
Functional

15.8 · Lights

The lights are functional and do not need service at this time.
Functional

15.9 · Outlets

Current building standards require all 120 volt, 15 and 20 amp garage receptacle-outlets to include functional GFCI protection without exception. This includes the receptacle providing power to the automatic garage door opener, which is currently not provided with the required protection. This should be serviced and corrected by a qualified electrician with a GFCI device located in an accessible location. Reference CEC Section 210.8A2
Needing Service

15.10 · Outlets

The outlets that were tested are functional, and include ground-fault protection.
Functional

16 · Resources

Energy Saving Resources

16.1 · Utility Bill Rebates & Other Assistance

The state of California (CA Resources Code 25401.7) requires the inspection report to include contact information for energy savings. This required information is provided below. UTILITY BILL, REBATES AND OTHER ASSISTANCE Online Consumer and Business Conservation Rebate Database: http://www.consumerenergycenter.org. California Department of Consumer Affairs: http://www.dca.ca.gov/energy-challenge.htm. California Energy Commission, for information on utility bill assistance programs: 800-772-3300 or http://www.consumerenergycenter.org. California Public Utilities Commission Consumer Affairs Branch, for information on baseline and other optional rates and bill assistance programs: 800-649-7570 or http://www.cpuc.ca.gov. California Energy Alternative Rates (CARE): Call your local utility company for information and applications.
State Mandated Report Inclusion