Sample Report

SITE GROUNDS GRADING

This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. When decks and porches are built close to the ground where no viewing or access is possible, we cannot make accurate opinions. These areas as well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in this report. We routinely recommend that inquiry be made with the seller about knowledge of conditions.

Driveway
Type: Concrete
Condition: Needs Maintenance

Problems:
-There are large cracks in the driveway. (back to top)

Comments:
There are major cracks in the driveway surface. Existing cracks in the driveway could lead to further cracking and erosion. You should consult a qualified contractor about needed repairs.

Sidewalks/Walkways
Type: Concrete
Condition: Satisfactory

Problems:

Comments:
These components are functional.

General Grading/Drainage
Condition: Satisfactory

Problems:
-There are low-lying areas where water can pool.

Comments:
The grade slope is functional.(irrigated lot)

Trees and Shrubs
Condition: Needs Maintenance

Problems:
-There are trees growing within 6 feet of the house. (back to top)

Comments:
Trees are growing too close to structure.(W side) They are blocking egress to the

bedroom window. This is a safety hazard that needs to be corrected immediately.

Patio/Terrace
Condition: Satisfactory
Type: Concrete
Location: S side

Problems:

Comments:
This component is functional.

Out Buildings
Condition: Needs Maintenance
Out Building: Observed

Problems:
-There are signs of leakage from the outbuilding's roof.
-The walls are sagging or rotting. (back to top)

Comments:
This component is in need of major repair. You should consult a licensed contractor about the needed repairs.

Fences
Condition: Satisfactory
Type: Wood

Problems:

Comments:
This component is functioning properly.

EXTERIOR and STRUCTURE

Our inspection of the Exterior grounds includes the surface drainage, grading, some fencing, gates, sidewalks, patios, driveways, and retaining walls adjacent to the structure. The inspection of the exterior of the building includes the cladding, trim, eaves, fascias, decks, porches, downspouts, railings, doors, windows and flashings. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks present along with rotation, we routinely recommend further evaluation be made by a qualified professional structural engineer. The grading of the soil should allow for surface and roof water to flow away from the foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor settlement. All items listed are inspected for their proper function, poor installation, excessive wear and general state of repair. Whe

Building Information
Year Constructed: 1954
Type: Single

Comments:
single story. 3 bedroom 1 bath

Wall Structure
Condition: Satisfactory
Type: Masonry

Comments:
This component is functional.

Wall Covering
Condition: Satisfactory
Type: Brick

Problems:
-There are vines growing up the side of the wall.

Comments:
Openings in wall finishes could allow moisture penetration and possible structural damage.( W side) You should contact a qualified Handyman for needed repairs.

Exterior Receptacles
Condition: Satisfactory
Type: Non-GFCI

Problems:
-There are exterior receptacles without GFCI circuits. You should consider upgrading.

Comments:
These components are functional.

Gas Meter and Piping
Condition: Satisfactory

Problems:

Comments:
This component is functional.

Exterior Windows
Condition: Needs Maintenance

Problems:
-There are windows that have been painted shut or don't function properly.

Comments:
Window in storage unit not functional ( N window) You should consult a qualified contractor about needed repairs.

Exterior Doors
Condition: Satisfactory
Type: Wood

Problems:

Comments:
These components are functional.

Foundation
Condition: Unknown
Type: Not Visible

Problems:

Comments:
DISCLAIMER-The foundation is not accessible for inspection due to construction and style of this home, the exterior grading coming up to the exterior wall surface and not leaving enough of a foundation view(if any) to comment on.The type, style and materials are unknown. It's physical condition is unknown. This inspection cannot determine if there is damage or structural problems.

Downspouts
Condition: Needs Maintenance

Problems:
-There are downspouts missing from the building.

Comments:
There is not a Downspout to divert water away from foundation properly.( front porch )You should contact a qualified Handyman for needed repairs.

Eaves and Soffits
Condition: Satisfactory

Problems:

Comments:
Damage or deterioration was observed on eave.( some dry rot various locations)

Columns
Condition: Satisfactory
Type: Wood

Problems:

Comments:
These components are functional.

ROOF COMPONENTS

The inspection of the roof system includes a visual examination of the surface materials, connections, penetrations and roof drainage systems. We examine the roofing material for damage and deterioration. We examine the roof system for possible leaks, damage and conditions that suggest limited remaining service life. We may offer opinions concerning repair and/or replacement if warranted. Opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. These do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the assumption that the roof will be properly maintained during that period. The only way to determine whether a roof is absolutely watertight is to

Roof Style
Type: Hip

Comments:
The roof was inspected by walking it.

Roof Covering
Shingles: Asphalt
Tiles: Not Applicable
Layers: 1 Layer
Approximate Age: Unknown years
Condition: Satisfactory

Problems:

Comments:
This component is functional.

Roof Leaks
Leaks: Some
Viewed: Roof Surface

Problems:
-The roof has weather-worn flashing.

Comments:
Damage or deterioration was observed.(mastic around most penetrations) There is evidence of past roof leaks. I recommend further investigation by a licenced professional .

Gutters and Downspouts
Type: Galvanized,vinyl
Condition: Needs Maintenance
Extensions: No Extensions

Problems:
-The gutters are clogged with debris from overhanging trees.
-There are missing sections of gutters/downspouts.

Comments:
This component is in need of minor repair.

PLUMBING SYSTEM

Our Inspection of the plumbing system includes a visual examination of the exposed portions of the domestic water supply, drain waste, vent, gas lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint connection, especially in walls, floors and ceiling voids. A sewer lateral test is necessary to determine the condition of the underground sewer lines. This type of test is beyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or private water supply systems, off site community water supply systems, or private (septic) waste disposal systems unless specifically noted. A qualified specialist prior to the closing of escrow can perform review of these systems. Our inspection of the water heater includes a visual examination of t

Water Service
Type: Public
Condition: Satisfactory

Problems:

Comments:

Fuel Service
Condition: Satisfactory
Type: Gas Meter
Meter Location: S side
Shutoff Valve Location: next to meter

Comments:
This component is functional.

Water Entrance
Type: Copper
Size: 3/4

Problems:

Comments:
This component is functional.

Waste
Condition: Satisfactory
Type: Public
Pipes: Cast Iron

Comments:
This component is functional.

Fixtures
Condition: Needs Maintenance

Problems:
-There are drain traps missing from the drains.

Comments:
The toilet tank is not securely attached to toilet bowl.(bath 1) Faucet handles are missing, broken, or defective.( faucet control not functional,bath 2) You should consult a qualified contractor about needed repairs.

Water Heater
Condition: Needs Maintenance
Fuel Type: Gas
Location: Store room
Capacity: 40 gal
Extension: Present
Relief Valve: Present
Seismic Restraint: Not Applicable
Gas Shutoff: Present
Venting (Air Supply): Present
Expansion Tank (Gas): Not Applicable

Problems:
-There are unsafe flue conditions.

Comments:
Clearance to combustibles is inadequate.( vent where passes thru ceiling should be min. 1" clearance from combustibles) You should consult a licensed contractor about the needed repairs.

Pipes
Condition: Satisfactory
Material: Copper
Flow Rate: Satisfactory

Problems:

Comments:
These components are functional.

Drains
Condition: Satisfactory
Type: Cast Iron

Problems:

Comments:
This component is functional.

Vent Pipes
Condition: Satisfactory
Type: Cast Iron

Problems:

Comments:
These components are functional.

ELECTRIC

Our examination of the electrical system includes a visual examination of the exposed and accessible branch circuits, wiring, service panel, over current protection devices, lighting fixtures, switches, and receptacles. Service equipment, proper grounding, wiring methods and bonding are focal points. We inspect for adverse conditions such as lack of grounding and bonding, over-fusing, exposed wiring, open-air wire splices, reverse polarity and defective GFCI's. The hidden nature of the electrical wiring prevents inspection of every length of wire or their connections. Telephone, video, cable, audio, security systems and other low voltage systems were not included in this inspection unless specifically noted. We recommend you have the seller or a specialist demonstrate the serviceability or locations of these systems to you if necessary. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beg

Service Entrance Cable
Capacity: 100 Amps
Location: SE exterior
Volts: 240-120 Volts
Condition: Satisfactory

Problems:

Comments:
This component is functional.

Service Line Entrance
Type: Overhead
Condition: Satisfactory
Conductor: Copper
Main Disconnect Location: SE exterior
Wiring: Conductors in Conduit

Problems:

Comments:
This component is functional.

Main Panel
Condition: Needs Maintenance
Volts: 240-120v
Capacity: 100A
Type of Overload Protection: Circuit Breakers
Bonding: Not Determined
Grounding: Grounded
Location: SE exterior

Problems:
-The cables are clamped improperly.

Comments:

Sub Panel
Condition: Satisfactory
Volts: 120
Capacity: 100A
Location: Arizona room N wall

Problems:

Comments:
This component is functional.

Circuits and Conductors
Condition: Satisfactory
Wiring: Copper 110v-220v
Type of Wiring: Romex (Encased in Plastic)

Outlets Number GFCI

Exterior 1 Yes

Garage No

Kitchen No

Bathroom 1 Yes

Problems:
-There are wires with cracked or open sections of insulation.

Comments:
Junction box covers are missing.( storage room) This is a safety hazard that needs to be corrected immediately.

Outlets, Fixtures, and Switches
Number Tested: All Visible
Method of Testing: Sniffer,plug in tester
Condition: Needs Maintenance
Outlet Testing:
Reverse Polarity: *N.I.
Non-GFCI: Yes
Ungrounded: Yes
Voltage Drop: No

Problems:
-There are missing or broken faceplates.
-Most receptacles are only 2 wire receptacles.

Comments:
Receptacle outlet covers are missing.(MBR N wall) This is a safety hazard that needs to be corrected immediately.

Smoke Detectors
Condition:
Smoke Detectors: Not Tested

Problems:
*The area was not inspected for smoke detectors near bedrooms.

Comments:

ATTIC

Our inspection of the Attic includes a visual examination of the roof framing, plumbing, electrical, and mechanical systems. There are often heating ducts, bathroom vent ducts, electrical wiring, chimneys and appliance vents in the Attic. We examined these systems and components for proper function, unusual wear and general state of repair, leakage, venting and unusual or improper improvements. When low clearances and deep insulation prohibits walking in an unfinished Attic, inspection will be from the access opening only. Vaulted ceilings cannot be inspected.

Attic Access
Access Type: Scuttle Hole
Attic Access Location: #2 bedroom

Problems:

Comments:
This component is functional.

Attic Ventilation
Condition: Satisfactory
Type: Roof Vents
Fan Type: None Observed

Problems:
-There are large openings (larger than 1/8 inch) without screens.

Comments:
roof vent damaged (screen and louvers) This problem could lead to moisture penetration and possible structural damage. You should consult a qualified contractor about needed repairs.

Roof Frame
Condition:
Type: Rafter Framing

Problems:

Comments:
These components are functional.

Vent Pipes & Flashing
Condition: Professional Consultation
Leaks Observed: Visible Leaks

Problems:

Comments:
Mastic is deteriated and cracked. This problem could lead to possible structural damage. You should consult a qualified contractor about needed repairs.

Ceiling Frame
Condition: Satisfactory
Type of Framing: Joist Framing

Problems:

Comments:
These components are functional.

Moisture & Mildew
Condition: Professional Consultation
Type: Extensive Signs

Comments:
Evidence of moisture penetration.(attic,various locations) I recommend further investigation by a licenced professional as to the cause.

Attic Insulation
Condition: Satisfactory
Type: Poured
Location: In Rafters
Average Depth (Inches): 6

Problems:

Comments:
This component is functional.

Attic Sheathing
Observed: Observed
Condition: Professional Consultation

Problems:
-There are signs of leakages on the sheathing.
-There are signs of water damage to the sheathing.

Comments:
There are signs of water damage which could indicate that the roof sheathing has problems with leakages.(various locations) I recommend further investigation by a licenced professional as to the cause.

INTERIOR

Our inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, cabinetry, countertops, steps, stairways, balconies and railings. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be inspected. The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlyi

General Information
Number of Bathrooms: 2
Number of Bedrooms: 3

Comments:

Floors
Condition: Satisfactory
Type of floor: concrete sealed

Problems:

Comments:
This component is functional.

Walls
Condition: Satisfactory
Type: Plaster

Problems:

Comments:
These components are functional.

Ceilings
Condition: Needs Maintenance
Type: Plaster

Problems:
-There are cracks or loose sections in the ceiling.
-There is evidence of water damage to the ceiling.

Comments:
Damage or deterioration was observed on the ceiling material.(hall bath) You should consult a qualified contractor about needed repairs.

Entry Doors
Condition: Satisfactory
Material: Wood
Insulation:

Problems:

Comments:
This component is functional.

Interior Doors (door # 1)
Location: all interior doors
Condition: Satisfactory

Problems:

Comments:
These components are functional.

Stairs / Railings
Condition: Needs Maintenance

Problems:
*The area was not inspected for an insufficiently lighted stairway.

Comments:
The handrail is loose., dry rot observed hand rail/fence at front porch. You should consult a qualified contractor about needed repairs.

Windows
Condition: Satisfactory
Type: Casement
Material: Metal
Glass: Insulated Glass
Storm Windows: No

Problems:

Comments:
The sash hardware for the window is damaged, defective, or missing.(several windows missing cranks)

BATHROOMS

Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors, walls, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are inspected for water drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and examined where visible. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required i

BATHROOM 1

Bathroom Location
Location:
Location: Main hall

Comments:

Toilets
Condition: Satisfactory

Problems:

Comments:
This component is functional.

Ventilation
Condition: Satisfactory
Fan Vents To: window

Problems:

Comments:
This component is functional.

Bathtub
Condition: Needs Maintenance
Type: Built-In

Problems:

Comments:
drain stopper is missing.

Shower Walls
Condition: Satisfactory
Type: Ceramic Tile

Problems:

Comments:
This component is functional.

Floor
Condition: Satisfactory
Type: concrete

Problems:

Comments:
This component is functional.

Receptacles
Condition: Satisfactory
Type: GFCI

Problems:

Comments:
This component is functional.

Sinks
Condition: Satisfactory

Problems:

Comments:
This component is functional.

BATHROOM 2

Bathroom Location
Location:
Location: East utility area

Comments:

Toilets
Condition: Satisfactory

Problems:

Comments:
This component is functional.

Ventilation
Condition: Satisfactory
Fan Vents To: window

Problems:
*The bathroom was not inspected for a working fan for ventilation.
*The bathroom fan was not inspected for vents terminating inside the house.

Comments:
This component is functional.

Shower Walls
Condition: Satisfactory
Type: Ceramic Tile

Problems:

Comments:
This component is functional.

Floor
Condition: Satisfactory
Type: concrete

Problems:

Comments:
This component is functional.

Receptacles
Condition: Satisfactory
Type: GFCI

Problems:

Comments:
This component is functional.

Sinks
Condition: Satisfactory

Problems:

Comments:
This component is functional.

ADDITIONAL PICTURES

VIDEOS / NARRATIONS

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REPORT SUMMARY (back to top)
Site Grounds and Grading:
	Driveway: There are major cracks in the driveway surface. Existing cracks in the driveway could lead to further cracking and erosion. You should consult a qualified contractor about needed repairs. Trees and Shrubs: Trees are growing too close to structure.(W side) They are blocking egress to the bedroom window. This is a safety hazard that needs to be corrected immediately. Out Buildings: This component is in need of major repair. You should consult a licensed contractor about the needed repairs.
Exterior and Structure
	Exterior Wall Covering: Openings in wall finishes could allow moisture penetration and possible structural damage.( W side) You should contact a qualified Handyman for needed repairs. Eaves and Soffits: Damage or deterioration was observed on eave.( some dry rot various locations) Windows: Window in storage unit not functional ( N window) You should consult a qualified contractor about needed repairs. Gutters and Downspouts: There is not a Downspout to divert water away from foundation properly.( front porch )You should contact a qualified Handyman for needed repairs.
Roofing Components
	Roof Leaks: Damage or deterioration was observed.(mastic around most penetrations) There is evidence of past roof leaks. I recommend further investigation by a licenced professional .
Plumbing Components
	Fixtures: The toilet tank is not securely attached to toilet bowl.(bath 1) Faucet handles are missing, broken, or defective.( faucet control not functional,bath 2) You should consult a qualified contractor about needed repairs. Water Heater: Clearance to combustibles is inadequate.( vent where passes thru ceiling should be min. 1" clearance from combustibles) You should consult a licensed contractor about the needed repairs.
Electrical
	Circuits and Conductors: Junction box covers are missing.( storage room) This is a safety hazard that needs to be corrected immediately. Outlets, Fixtures, and Switches: Receptacle outlet covers are missing.(MBR N wall) This is a safety hazard that needs to be corrected immediately.
Attic
	Attic Ventilation: roof vent damaged (screen and louvers) This problem could lead to moisture penetration and possible structural damage. You should consult a qualified contractor about needed repairs. Attic Vent Pipes: Mastic is deteriated and cracked. This problem could lead to possible structural damage. You should consult a qualified contractor about needed repairs. Attic Moisture: Evidence of moisture penetration.(attic,various locations) I recommend further investigation by a licenced professional as to the cause. Attic Sheathing: There are signs of water damage which could indicate that the roof sheathing has problems with leakages.(various locations) I recommend further investigation by a licenced professional as to the cause.
Interior
	Ceilings: Damage or deterioration was observed on the ceiling material.(hall bath) You should consult a qualified contractor about needed repairs. Stairs/Railings: The handrail is loose., dry rot observed hand rail/fence at front porch. You should consult a qualified contractor about needed repairs. (back to top)

REPORT CONFIDENTIALITY

REPORT SUMMARY (back to top)

	Outlets	Number	GFCI
Exterior	1	Yes
Garage		No
Kitchen		No
Bathroom	1	Yes