Inspection Report

Confidential Inspection Report
LOCATED AT:
13000 Sky Valley Road
Los Angeles, California 90049
PREPARED EXCLUSIVELY FOR:
Ari Bayme
INSPECTED ON:
Wednesday, June 22, 2016
Inspector, Tom De Spain, CCI, CEI

Advanced Building Inspections, Inc.
Executive Summary
This is a summary review of the inspector's findings during this inspection. However, it does not contain every
detailed observation. This is provided as an additional service to our client, and is presented in the form of a
listing of the items which, in the opinion of your inspector, merit further attention, investigation, or
improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled
craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.
Often, following the inspector's advice will result in improved performance and/or extended life of the
component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among
the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of
the facets of your transaction, we recommend consultation with your Real Estate Professional for further
advice with regards to the following items:
EXTERIOR PLUMBING
EXTERIOR/SITE/GROUND
1: - Backflow prevention devices are now required on exterior hose bibs to prevent contamination of the
domestic water supply. These devices are inexpensive and available at most hardware stores. Upgrading the
hose bibs should be considered.
GRADING
2: - Grading is sloped toward the structure in some areas. Low spots and negative grading promote water
accumulation near the building, leading to foundation problems. Regrading would help ensure that surface
water flows away from the structure.
3: - Areas of the surface grading adjacent to the building had less than 4 inches of clearance from the
framing or wall cladding materials. This condition is conducive to moisture intrusion and/or deterioration of the
building components.
4: - Proper hard and/or soft scape to weep screed clearances have not been maintained. This may
lead to moisture intrusion. Review further for possible moisture issues.
DRAINAGE
5: - The drainage system appears to be in serviceable condition, but the swales are filled with debris and
would be ineffective in a heavy rain. We recommend that debris be cleaned from the swales to ensure proper
operation during heavy weather.
DOWNSPOUTS
6: - Runoff water from the roof discharges next to the house at the front. We recommend the downspouts
be routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around
the building.
Copyright 2010-2016, SPECTACULAR, Advanced Building Inspections, Inc., Tom De Spain, CCI, CEI 061626700
Page i
SURFACE (BUILT-UP)
BUILT-UP ROOF SYSTEM ROOFING
7: - There is debris on the roofing surface. Debris holds moisture and may lead to deterioration and
leakage. We recommend the debris be removed.
GUTTERS
BUILT-UP ROOF SYSTEM ROOFING
8: - Debris was present in the gutters, which limited our visual inspection. We recommend all debris be
removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.
8.1.1 CHIMNEY
8.A.1 CHIMNEY EXTERIOR FIREPLACES AND CHIMNEYS
9: - The family room chimney appears to have been repaired/rebuilt. Recommend further evaluation by a
qualified specialist
10: - The family room Chimney flue fireplace was dirty with soot/creosote build-up. This condition is a
potential fire hazard.
8.A.3-1 FIREBOX
8.A.3 FIREBOX FIREPLACES AND CHIMNEYS
11: - The opening around the gas piping was not sealed where it entered the firebox of the master
bedroom fireplace(s). The annular ring around the gas pipe should be sealed to prevent hot gases from
escaping through the opening and coming in contact with combustible materials.
12: - Gaps and missing mortar noted in the firebox of the family room fireplace(s). This condition may
allow hot gases to escape and damage the fireplace or other building components.
13: - The wire-screen curtain was missing in the family room fireplace(s). This condition is a safety
hazard and continued use under these conditions may lead to additional damage.
8.A.5-1 HEARTH EXTENSION
8.A.5 HEARTH EXTENSION FIREPLACES AND CHIMNEYS
14: - There were damaged materials for the hearth-extension of the family room fireplace(s). Continued
use under these conditions may lead to additional damage.
MAIN SUPPLY
PLUMBING
15: - There was evidence of surface corrosion/oxidation, but no leakage, at the exposed and
accessible main supply. This piping should be monitored and repaired if necessary.
GAS METER COMMENT
PLUMBING
16: - The meter lacks a seismic automatic shutoff valve. If desired, a contractor could be retained to
install an automatic shutoff to prevent gas leakage in the event of an earthquake.
Page ii
T/P RELEASE VALVE

WATER HEATER
17: - The temperature and pressure relief valve lacks a discharge pipe. We recommend the
installation of approved piping to an approved location.
WATER CONNECTORS
WATER HEATER
18: - The visible water supply connectors for the water heater were not insulated to minimize heat loss.
19: - The water connections are heavily corroded and show signs of previous leakage. We recommend
replacement.
20: - The water piping is not bonded to the electrical system ground which is now standard
practice. The water heater is an easy location to accomplish this. We recommend the hot and cold supply
connections be bonded to the electrical system ground.
SEISMIC RESTRAINT
WATER HEATER
21: - The water heater tank seismic restraint is minimal. We recommend it be upgraded to adequately
secure the tank. This will help limit damage and provide a source of usable domestic water in the event of a
major earthquake.
GENERAL COMMENT
WATER HEATER
22: - This water heater is near the end of its expected service life. Although operating, the need for
replacement should be expected within the next few years.
BREAKER SUBPANEL
ELECTRICAL SYSTEM
23: - Some of the subpanel cover screws are missing. We recommend installation of proper blunt-end
screws.
24: - The circuitry in the panel is unlabeled. We recommend that each circuit be identified, allowing
individuals unfamiliar with the equipment to operate it properly when and if necessary.
SWITCHES: OVERALL
ELECTRICAL SYSTEM
25: - One or more wall mounted electrical switches were within reach of shower/bathtub stalls. This is
a safety hazard due to the risk of shock. At a minimum, the client should be aware of the shock hazard this
represents and never operate such switches while showering or bathing. Ideally, a qualified licensed
electrician should make modifications as necessary so wall switches are unreachable from shower/bathtub
stals.
Page iii
GFI PROTECTION
ELECTRICAL SYSTEM
26: - GFCI devices are installed in this home. We recommend adding these devices at all
locations currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages,
crawl spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer
devices for safety.
GAS SUPPLY
FORCED HOT AIR HEAT
27: - The gas flex connector was in direct contact with the sharp edge of the metal housing where the
connector entered the heating equipment. The two components may rub together during operation and cause
a gas leak and creating a fire / explosion hazard. The gas flex connector should not extend into the machine
housing to connect to the equipment.
BURNERS
FORCED HOT AIR HEAT
28: - The burner manifolds are clogged with debris. The burners and manifolds should be cleaned and the
entire heating plant serviced by a qualified technician.
BLOWER/MOTOR
FORCED HOT AIR HEAT
29: - Dust and debris have built up on the blower and in the blower compartment. We recommend
servicing.
PLENUM
FORCED HOT AIR HEAT
30: - Debris is present in the lower plenum and/or return air cavity.
AIR FILTERS
FORCED HOT AIR HEAT
31: - The filter has accumulated debris which decreases its effectiveness and blocks air flow. This can
dramatically decrease the efficiency of the heating system. We recommend the filter be removed, cleaned and
replaced if necessary.
DUCTS
FORCED HOT AIR HEAT
32: - There are loose connections at the ducts above the unit. We recommend they be resecured.
CONDENSING UNIT
AIR CONDITIONING
33: - Some of the metal cooling fins of the condensing unit are damaged. This can reduce the efficiency of
the system. We suggest care to minimize additional damage.
Page iv
EVAPORATOR COIL
AIR CONDITIONING
34: - The condensate drainpipe for the air-conditioning system did not have an appropriate vent / trap in
the piping adjacent to the system. The "Manufacturers Installation Instructions" call for a specific arrangement
for condensate piping including the use of traps & vents.
DRAIN TRAP
LAUNDRY AREA
35: - The drain is slow. We recommend the trap be cleaned of grease, hair, sludge, etc. and if this does not
correct the problem, we recommend the line be 'snaked' by a professional sewer cleaning service.
RECEPTACLES
LAUNDRY AREA
36: - There is no GFCI (ground fault circuit interrupter) protection for this area. For an increased
margin of safety, we recommend the installation of a GFCI receptacle.
VENTILATION
LAUNDRY AREA
37: - The ventilation is inadequate. We recommend additional ventilation be provided.
WASHER/DRYER
LAUNDRY AREA
38: - The valve handles are missing. Recommend corrections.
FIXTURES
HALLWAY BATHROOM
39: - The escutcheon at the shower arm is loose. We recommend tightening and/or sealing this trim piece
for a better appearance and to avoid leakage in this area.
SWITCHES
HALLWAY BATHROOM
40: - There is a light switch in, or reachable from, the tub or shower. This is an outdated configuration
and is considered a shock hazard. We strongly recommend a properly located, grounded switch.
INTERIOR WALLS
HALLWAY BATHROOM
41: - The surfaces are stained and were moist to the touch. This suggests an active leak. The source
of leakage should be identified and necessary repairs performed. Stained surfaces should then be prepared
and refinished to restore their appearance.
WATER BASIN
MASTER BATHROOM
42: - The drain stop is missing. We recommend it be replaced.
Page v
SWITCHES
MASTER BATHROOM
43: - There is a light switch in, or reachable from, the tub or shower. This is an outdated configuration
and is considered a shock hazard. We strongly recommend a properly located, grounded switch.
INTERIOR WALLS
MASTER BATHROOM
44: - The surfaces are stained and were moist to the touch. This suggests an active leak. The source
of leakage should be identified and necessary repairs performed. Stained surfaces should then be prepared
and refinished to restore their appearance.
WINDOWS
ENTRY AREA
45: - One or more panes of glass are broken. We recommend all broken glass be replaced.
DOORS
FAMILY ROOM
46: - The sliding door screen is damaged. We recommend repair or replacement.
WINDOWS
FRONT BEDROOM
47: - The screens are missing. We recommend replacement.
WALLS
MASTER BEDROOM
48: - The surfaces are stained and were moist to the touch behind the bathrooms. This suggests an
active leak. The source of leakage should be identified and necessary repairs performed. Stained surfaces
should then be prepared and refinished to restore their appearance.
1523 RECEPTACLE(S)
GARAGE/CARPORT CONDITIONS GARAGE - CARPORT
49: - The accessible receptacles were functional, but they were not GFCI protected. We recommend
upgrading to provide GFCI protection for the receptacles for safety reasons.
Page vi

Ari Bayme
Dear Ari Bayme,

We have enclosed the report for the property inspection we conducted for you on Wednesday, June 22, 2016
at:
Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully.
If there is anything you would like us to explain, or if there is other information you would like, please feel free
to call us. We would be happy to answer any questions you may have.
Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and
their meanings:
= Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate
trades.
= Conditions noted that may pose a safety hazard to humans, the building or both. These conditions
warrant further evaluation by a specialist in the appropriate trade.
= Conditions noted in need of maintenance, repair, or replacement.
= Systems or components either not available or improved since the building was constructed.
We thank you for the opportunity to be of service to you.

Sincerely,
Inspector, Tom De Spain, CCI, CEI

Advanced Building Inspections, Inc.
RECEIPT
(917) 545-8400
abayme@yahoo.com
Client:
Ari Bayme
Receipt Number:
061626700
Receipt Date:
Quantity
Description
Base Amount
Unit Price
Amount
$500.00
$500.00
Subtotal:
Check:
$500.00
-$500.00
Change Due
Advanced Building Inspections, Inc. (818) 883-9810

Thank you for your business!
$0.00
Table of Contents
Introduction..................................................................................................................................1
Introductory Notes........................................................................................................................2
Structure.......................................................................................................................................3
Exterior/Site/Ground.....................................................................................................................5
Roofing.......................................................................................................................................13
Attic............................................................................................................................................16
Insulation/Energy........................................................................................................................17
FIREPLACES AND CHIMNEYS................................................................................................17
Plumbing....................................................................................................................................20
Water Heater..............................................................................................................................24
Electrical System........................................................................................................................27
Heat............................................................................................................................................32
Air Conditioning..........................................................................................................................37
Kitchen.......................................................................................................................................40
Laundry Area..............................................................................................................................42
Bathroom....................................................................................................................................45
Interior........................................................................................................................................50
Entry Area..................................................................................................................................54
Living Room...............................................................................................................................55
Dining Room..............................................................................................................................55
Family Room..............................................................................................................................55
Bedroom.....................................................................................................................................56
GARAGE - CARPORT...............................................................................................................58
Locations of Emergency Controls..............................................................................................60
Environmental Concerns............................................................................................................62
The Bayme Report

Introduction
We have inspected the major structural components and mechanical systems for signs of significant nonperformance, excessive or unusual wear and general state of repair. Our inspection is conducted in
accordance with the Standards of Practice of the California Real Estate Inspection Agreement. The following
report is an overview of the conditions observed.
In the report, there may be specific references to areas and items that were inaccessible. We can make no
representations regarding conditions that may be present but were concealed or inaccessible for review. With
access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the
inaccessible areas will be performed upon arrangement and at additional cost after access is provided.
We do not review plans, permits, recall lists, and/or government or local municipality documents. Information
regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer
Product Safety website. These items may be present but are not reviewed.
Our recommendations are not intended as criticisms of the building, but as professional opinions regarding
conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive
Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion
of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions
regarding any of the items listed, please contact the inspector for further consultation.
Lower priority conditions contained in the body of the report that are neglected may become higher priority
conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing
repairs. All repair and upgrade recommendations are important and need attention.
This report is a "snapshot" of the property on the date of the inspection. The structure and all related
components will continue to deteriorate/wear out with time and may not be in the same condition at the close
of escrow.
Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be
done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the
client named herein. No other persons should rely upon the information in this report. Client agrees to
indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized
distribution of the inspection report.
By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of
the terms contained in the standard California Real Estate Inspection Agreement contract provided by the
inspector who prepared this report.
Page 1
The Bayme Report

Introductory Notes
NOTES
The building was estimated to be approximately 58 years old.
The building is a single story. Approximately 1936 sq. ft. Single family dwelling.
The building was occupied during the inspection and access to some of the items such as; electrical outlets/
receptacles, windows, wall/floor surfaces, closets and cabinet interiors may be restricted by furniture or
personal belongings. Any such items or locations are excluded from this inspection report.
People present: buyers and listing agent
Over the course of this inspection the temperature was estimated to be between 80 and 100 degrees.
The weather was sunny at the time of our inspection.
Ground was dry
We make no representations as to the extent or presence of code violations, nor do we warrant the legal use
of this building. This information would have to be obtained from the local building and/or zoning department.
There may be information pertinent to this property which is a matter of public record. A search of public
records is not within the scope of this inspection. We recommend the client or their representative review all
appropriate public records.
Sections of this building may have been remodeled. We recommend consultation with the owner to
determine if all necessary permits were obtained, inspections performed and final signatures obtained.
We are not soil, geotechnical, civil, or structural engineers and cannot render an opinion regarding soil
stability, potential soil and/or structural movement. If desired, qualified specialists could be consulted on these
matters.
The soil in this area is considered 'expansive' because it expands and contracts with variations in moisture
content. This may, in turn, cause movement in the support structure. We saw no conditions requiring
immediate attention.
However, this movement may cause cosmetic cracking, sticking doors, etc. Maintaining good drainage is the
most cost effective way to minimize this movement. If desired, information regarding expansive soil could be
obtained from a soils engineer.
Part or all of the structure may be constructed on fill soils. If desired, a qualified engineer could be consulted
for information regarding soil stability, past soil subsidence or any that may be expected.
For additional information regarding environmental issues, we suggest you obtain and review the State of
California publication, 'Environmental Hazards: Guide for Homeowners and Buyers' available from your real
estate professional.
Page 2
The Bayme Report

There are conditions conducive to the growth of Fungi and/or related Pathogenic Organisms. These
substances may be present at this time.
The inspection does not include reporting on the presence of these substances and/or their possible health
issues. We recommend further evaluation by a fungal expert in this field.
The scope of this inspection is limited to reasonably accessible areas. We make no attempt to move
furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of
these items may reveal reportable items.
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew,
radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination,
soil contamination, and Chinese drywall. We are not trained or licensed to recognize or analyze these
materials. If one or more these materials is thought to be present during the inspection or noted in this report,
then a full evaluation should be conducted by a specialist in the appropriate trade.
Structures built prior to 1978 may contain lead-based paint and/or asbestos in various building materials such
as insulation, siding, heating ducts, exhaust vents, and/or ceiling tiles. Both lead and asbestos are known
health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection.
The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or
abatement contractors for this type of evaluation.
Your inspector may choose to include photos in your inspection report. There are times when only a picture
can fully explain the condition or if the client is unable to attend the inspection. Photo inclusion is at the
discretion of the inspector and in no way is meant to emphasize or highlight the only conditions that were
seen. We always recommend full review of the entire inspection report.
Recalls on consumer products and product safety alerts are almost added daily, if client is concerned about
appliances or other items installed in the home that may be on such lists, please go to the following we site for
more info www.recalls.gov
In addition to information on the most recent recalls, there are links to the web sites of all six contributing
agencies where earlier recalls are listed, along with safety tips and helpful information.
Important notice to third parties or other purchasers: receipt of this report by any purchasers of this property
other than the party(s) identified on this report and on the inspection agreement is not authorized by Advanced
Building Inspections, Inc. Advanced Building Inspections, Inc. strongly advises against any reliance on this
report. We recommend that you retain a qualified professional inspector to provide you with your own report.
Structure
The structural elements of a building include foundation, footings, all lower support framing and components,
wall framing and roof framing. These items are examined, where visible, for proper function, excessive or
unusual wear and general state of repair. Many structural components are inaccessible because they are
buried below grade or behind finishes. Therefore, much of the structural inspection is performed by identifying
resultant symptoms of movement, damage and deterioration. Where there are no visible symptoms, conditions
Page 3
The Bayme Report

requiring further review or repair may go undetected and identification will not be possible. We make no
representations as to the internal conditions or stabilities of soils, concrete footings and foundations, except as
exhibited by their performance.
BASIC INFORMATION
Foundation type: Slab-on-grade
Slab material: Poured concrete
Mudsill: Bolted to slab
Exterior wall support: Wood frame
FOUNDATION
Due to the installation of finished surfaces, the slab is mostly inaccessible and could not be thoroughly
inspected. However, we observed no signs of significant settlement or related interior cracking to suggest a
major problem.
MUDSILL
The mudsill is the first wood member of the framing, resting directly on the slab foundation. The majority of the
mudsill is inaccessible and was not inspected.
There was no evidence of any cosmetic conditions on the interior or exterior finishes to indicate the need for
destructive testing and further inspection.
WALL FRAMING
In the areas where the wall framing is visible, all components appear to be properly installed and generally in
good condition.
ANCHOR BOLTS
Anchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing's ability to
move independently on the foundation in the event of seismic activity.
Because of the design and/or configuration of the structure, we cannot verify the presence or condition of
anchor bolts. Because of the age of the structure, we assume that proper bolting was installed, as per
standards in effect at the time.
MOISTURE
Although access to the slab was limited due to the installation of finished flooring, we found no visible
evidence of seepage or other moisture related conditions.
PEST CONTROL
Our observations regarding evidence of pests is not a substitute for inspection by a licensed pest control
operator or exterminator. We report current visible conditions only and cannot render an opinion regarding
their cause or remediation.
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The Bayme Report

GENERAL COMMENT
You may find that the concrete slab on grade floor system has some visible cracks when the floor finish is
removed. We have no way of actually knowing this since our inspection scope did not include removal of any
floor finish. Cracks are frequently the result of shrinkage of the concrete during the curing process. This is
natural and expected. Ideally the cracks are barely visible or microscopic. Sometimes visible cracks do occur.
Shrinkage related cracking is not indication of structural failure and rarely affects the structure.
All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear
to be firm and solid can become unstable during seismic activity or may expand with the influx of water,
moving structures with relative ease and fracturing slabs and other hard surfaces. In accordance with our
standards of practice, we identify foundation types and look for any evidence of structural deficiencies.
However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a
structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation
be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow
away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the
curing process. In most instances floor coverings prevent recognition of cracks or settlement in all but the
most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the
flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be
judged and are not part of this inspection. We will certainly alert you to any suspicious cracks if they are
clearly visible. However, we are not specialists, and in the absence of any major defects, we may not
recommend that you consult with a foundation contractor, structural engineer or a geologist, but this be made
with the seller about knowledge of any foundation or structural repairs.
Exterior/Site/Ground
BASIC INFORMATION
Site grading: Sloped towards structure
General lot topography: Hillside
Retaining wall material: Concrete block
Retaining wall material: Wood
Driveway: Concrete on grade
Walkways: Concrete
Patio: Pavers set on a compacted gravel and/or sand bed
Primary exterior wall covering: Stucco
PEST CONTROL
Our observations regarding evidence of pests is not a substitute for inspection by a licensed pest control
operator or exterminator. We report current visible conditions only and cannot render an opinion regarding
their cause or remediation.
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The Bayme Report

WATER SHUT-OFF LOCATION

The domestic water supply main shut-off valve is outside at the rear of the building.
EXTERIOR PLUMBING
Our limited review of sprinkler systems does not include adequacy of coverage or the condition of buried
piping. The system is not tested, visually observed only, and obvious defects are reported for your information.
Gardeners and pets frequently damage components. Expect to make minor repairs to the sprinkler system on
a regular basis, as this is typical for all sprinkler systems. Sprinklers should always be directed away from the
building to prevent moisture intrusion/water damage and or mold/mildew. We suggest a demonstration by the
seller at your final walk through."
Backflow prevention devices are now required on exterior hose bibs to prevent contamination of the
domestic water supply. These devices are inexpensive and available at most hardware stores. Upgrading the
hose bibs should be considered.
SEWER CLEANOUT
The sewer cleanout is located on the right side of the structure.
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The Bayme Report

GAS METER LOCATION

The gas meter is outside on the right side of the building. The main gas supply shutoff valve is located on the
riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) in order to
shut off the gas.
SERVICE DROP
The service drop appears to be properly installed and in good condition.
OUTDOOR RECEPTACLES
The receptacles were found to be properly installed and in serviceable condition.
SWITCHES
There are lights on this property controlled by one or more time clocks. Testing the operation of timed switches
is beyond the scope of this inspection. Consultation with the owner regarding the function of these switches is
suggested.
OUTDOOR LIGHTS
Low voltage and/or 120 voltage ambiance lighting systems are not reviewed.
The photo-electric operated light(s) could not be checked in the day time. Manipulating the devices to
operate in the day is outside the scope of the inspection.
STUCCO
The stucco exterior is in good condition, with a few minor cracks. These hairline cracks are typical and no
action is indicated. They can be patched and sealed in the course of routine maintenance.
As with any recently refinished and freshly painted surface, the stucco may have conditions present that were
not readily apparent at the time of our inspection. We do not suggest that this inspection has identified all such
conditions.
Obvious repairs and/or modifications have been made to the stucco walls. The owner may have
information about the original conditions, the repair or remodeling work, and any permits that were required,
obtained and completed.
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The Bayme Report

[NOTE] The stucco weep screed at the bottom of the stucco wall was installed to allow water/moisture
absorbed by the stucco to drain/weep out and prevent damage to the framing or moisture entry into the
interior.
DOORS
The exterior doors appear to be properly installed and in serviceable condition.
Most exterior door locks can be rekeyed after transfer of ownership to ensure personal safety and security.
Determining the condition of insulated glass doors is not always possible due to temperature, weather
and lighting conditions. In general almost all insulated window seals will and can fail at any time.
WINDOWS
The windows appear to be properly installed and in serviceable condition.
This structure appears to have newer/non-original windows? We recommend review of all documentation
and permits.
GLAZING
Determining the condition of insulated glass windows is not always possible due to temperature, weather and
lighting conditions. In general almost all insulated window seals will and can fail at any time.
GRADING
Grading is sloped toward the structure in some areas. Low spots and negative grading promote water
accumulation near the building, leading to foundation problems. Regrading would help ensure that surface
water flows away from the structure.
Areas of the surface grading adjacent to the building had less than 4 inches of clearance from the framing
or wall cladding materials. This condition is conducive to moisture intrusion and/or deterioration of the building
components.
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The Bayme Report

Proper hard and/or soft scape to weep screed clearances have not been maintained. This may lead
to moisture intrusion. Review further for possible moisture issues.
There is evidence that this is a 'cut and fill' site. Although no adverse conditions were observed, we feel it
would be prudent to locate and review soils reports, construction records, permits, etc. that would document
the history of this site.
DRAINAGE
A surface drainage system is designed to collect and divert roof runoff and other surface water. It is installed in
solid pipe and flows continuously downhill to a point of discharge.
The surface water drainage system is below grade and cannot be viewed. Designs and materials for these
systems vary widely, making it impossible to evaluate the integrity of the system with any certainty.
The drainage system appears to be properly installed, but it was not water tested during the inspection. We
make no representations as to its effectiveness and recommend its operation be observed during adverse
weather.
The drainage system should be checked for debris and cleaned regularly to ensure proper operation during
heavy weather.
Page 9
The Bayme Report

The drainage system appears to be in serviceable condition, but the swales are filled with debris and
would be ineffective in a heavy rain. We recommend that debris be cleaned from the swales to ensure proper
operation during heavy weather.
GUTTERS
Roof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to
the ends of the rafters along the edge of the roof.
DOWNSPOUTS
The downspouts appear to be properly installed and in serviceable condition.
The downspouts terminate in subsurface drain lines. See comments under 'Drainage'.
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The Bayme Report

Runoff water from the roof discharges next to the house at the front. We recommend the downspouts be
routed sufficiently away from the structure to prevent puddling, pooling, and saturation of the soil around the
building.
PATIO SURFACE
The patio appears to be installed in a workmanlike manner and is in good condition.
DRIVEWAY
The minor cracks in the driveway are of a cosmetic nature. However, they do indicate movement in the soil
and, over time, may develop into an aesthetic issue and/or a safety concern because of tripping hazards.
WALKWAYS
The walkways appear to be properly installed and are in serviceable condition.
STAIRS
The exterior stairs appear to be properly constructed and are in serviceable condition.
RAILINGS
The railings appear to properly installed and are in serviceable condition.
HAND RAILS
The railings appear to properly installed and are in serviceable condition.
PORCH
The front porch appears to be in a serviceable condition.
FENCING
The fencing is generally serviceable but shows signs of routine wear and is in need of minor maintenance.
It should be stated that wood fences do have a finite service life. Maintaining the bases of the fence posts free
and clear of rotting leaves, and an occasional treatment with a wood preservative will be most effective in
prolonging service life.
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GATES
The gates were operating. Routine maintenance will keep them functional and maximize service life.
RETAINING WALLS
True retaining walls are engineered structures retaining earth which, if it collapsed, would adversely affect the
integrity of buildings, driveways, pools or other improvements. We are not qualified to analyze such structures.
Decorative retaining walls are generally landscaping features which, even though aesthetically important and
expensive to repair or replace, would not adversely affect the buildings or other site improvements if damaged
or eliminated.
The retaining walls on this property include both the decorative and structural variety. Only the structural walls
are necessary to provide support for existing improvements.
The structural retaining walls appear to have performed as intended and are in serviceable condition.
The decorative retaining walls appear to have performed as intended and are in serviceable condition.
Non conforming retaining walls noted on the property. Recommend further evaluation by a qualified
specialist.
VEGETATION
Trees may have an impact on the site, structure and main sewer line.
TRIM
The exterior trim appears to be properly installed and is in good condition.
As with any recently refinished and freshly painted surface, trim conditions may be present that were not
readily apparent at the time of our inspection. We do not suggest or represent that this inspection will identify
all such conditions.
FASCIA
The fascia appears to be properly installed and in good condition.
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EAVES/SOFFITS
The eaves and overhangs appear to be properly installed and in good condition.
PAINT/STAIN
The exterior finishes are in good condition and have an attractive appearance.
GENERAL COMMENT
Non-original construction was noted. We suggest review of all plans and permits with the owner and/or
the local building official for information regarding this work.
The items listed were visually observed to determine their current condition during the inspection, areas
concealed from view by any means are excluded from this report. The permanently installed components or
equipment are checked for basic operation, with the exception to lawn sprinklers and low voltage yard lighting.
This inspection is a visual observation and does not attempt to determine site drainage performance or the
condition of any underground piping, including municipal water and sewer service piping or concealed clean
outs. This inspection is not intended to address or included and geologist conditions or site stability
information, for information in theses areas we recommend consulting with a geologist and/or a geotechnical
engineer. The visible exterior surfaces and materials of the building were observed to determine their current
conditions. Areas concealed from view by any means are excluded from this report. Moisture intrusion through
cracks or openings in the exterior siding, trim, windows and doors are the source of moisture damage and
deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim
materials, especially around window and doors. Routine maintenance may extend the service life and
minimize deterioration of the exterior surfaces. All maintenance, repairs or corrections should be made a
specialist's in the appropriate trade using approved methods.
Roofing
A roof system consists of the surface materials, connections, penetrations and drainage (gutters and
downspouts). We visually review these components for damage and deterioration and do not perform any
destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service
life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated
herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that
the roof is, or will remain, free of leaks.
Built-up Roof System

BASIC INFORMATION
Location: Covers whole building
Roof slope: Low pitch
Material: Cap sheet built-up rolled asphalt
Layers: Single layer
Connections and penetrations: Sealed with a combination of metal and mastic seals
Roof drainage system: Gutters and downspouts
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INSPECTION METHOD
Our inspection of this roof was conducted from the roof surface. The inspector walked upon the surface and
visually examined the accessible roofing components.
SURFACE (BUILT-UP)
The roofing surface appears to have been properly installed and is in serviceable condition, with exceptions
noted below. Attention to the items listed, together with routine maintenance, will keep it functional and
maximize its useful life.
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There is debris on the roofing surface. Debris holds moisture and may lead to deterioration and leakage.
We recommend the debris be removed.
FLASHINGS: OVERALL
A combination of asphalt sealing compound or 'mastic' and metal flashings has been used to seal the
connections and penetrations.
The accessible connection and penetration flashings appear to be properly installed and in serviceable
condition. All of the connections and penetrations should be periodically examined for signs of leakage and
repairs performed if necessary.
The asphalt mastic used as flashing will almost certainly deteriorate before the rest of the roof. Drying and
cracking are typical problems. Periodic examination and 'mastic maintenance' is suggested to prevent future
leaks.
SERVICE DROP
GUTTERS
Roof runoff water is channeled to the downspouts by a metal gutter system attached to the fascia boards or to
the ends of the rafters along the edge of the roof.
The gutters are in serviceable condition, but should be checked for debris and cleaned on a regular basis to
prolong their useful life.
Debris was present in the gutters, which limited our visual inspection. We recommend all debris be
removed to ensure proper drainage. The condition of the gutters can be better assessed at that time.
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DOWNSPOUTS
The downspouts appear to be properly installed and in serviceable condition.
SKYLIGHTS
The skylights appear to be properly installed and do not show evidence of past leakage.
GENERAL COMMENT
The visible areas of the roof and components were observed to determine their current conditions. Areas
concealed from view by any means are excluded from this report. The Inspection cannot and does not offer an
opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in
consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is
beyond the scope of this report. all maintenance, repairs or corrections should be made by specialist's in the
appropriate trade using approved methods.
Attic
The attic contains the roof framing and serves as a raceway for components of the mechanical systems.
There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic
components for proper function, excessive or unusual wear, general state of repair, leakage, venting and
misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling, inspection
is from the access opening only.
ACCESS/ENTRY
Due to the presence of vaulted or 'cathedral' ceilings, there is no accessible attic space. Therefore, the roof
structure and related components could not be inspected.
DISCLAIMER
The visible areas of the attic and roof framing were observed to determine their current condition. Areas
concealed from view by any means are excluded from this report. The accessible permanently installed
equipment or components are checked for basic operation. Thermostatically operated attic fans are excluded
from this inspection. All maintenance repairs or corrections should be made by specialist in the appropriate
trade using approve methods.
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Insulation/Energy
Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features that help
reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes
review to determine if these features are present in representative locations and we may offer suggestions for
upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It
is our opinion that all homes could benefit from energy conservation upgrades, and we suggest that you
consult professionals.
ENERGY SAVING ITEMS
Setback clock thermostat: Installed
Insulated glass doors: Some doors are not insulated glass
Insulated glass windows: Some windows are not insulated glass
Electrical outlet insulation gaskets: None installed
Door weatherstripping: Installed
Window weatherstripping: Installed
Fireplace dampers: Installed
GENERAL CONSERVATION
Low Flow Shower Heads: Installed
Low Flow Toilets: Installed
Hot Water Piping Insulation: None Installed
Water Heater Cold Water Piping Insulation: None Installed
Water Heater Hot Piping Insulation: None Installed
Duct Insulation: Inaccessible
ATTIC INSULATION
The attic was inaccessible and could not be inspected.
WALL INSULATION
We were unable to access the wall cavities and/or determine the presence or condition of insulation.
GENERAL COMMENT
This structure appears to be partially insulated and energy efficient. Upgrading can further reduce heat loss,
cold air infiltration and increase overall energy efficiency.
We recommend you retain a qualified energy conservation professional to evaluate this structure and identify
the most effective manner to increase energy efficiency.
FIREPLACES AND CHIMNEYS

SECTION 8 B. The inspector is not required to:
1. Inspect chimney interiors 2. Inspect fireplace
inserts, seals or gaskets 3. Operate any fireplace or determine if a fireplace can be safely used
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8.A.1
CHIMNEY EXTERIOR
8.1.1 CHIMNEY
The family room chimney appears to have been repaired/rebuilt. Recommend further evaluation by a
qualified specialist
The family room Chimney flue fireplace was dirty with soot/creosote build-up. This condition is a
potential fire hazard.
There are a wide variety of chimneys and interrelated components. However, there are three basic types,
single-walled metal, masonry, and pre-fabricated metal ones that are commonly referred to as factory-built
ones. Single-walled metal ones should not be confused with factory-built metal ones, and are rarely found in
residential use, but masonry and factory-built ones are commonplace. Our inspection of them conforms to
industry standards, and is that of a generalist and not a specialist. However, significant areas of chimney flues
cannot be adequately viewed during a field inspection. Therefore, because our inspection of chimneys is
limited to areas easily viewed and does not include the use of specialized equipment, we will not guarantee
their integrity or drafting ability and recommend that they be more thoroughly evaluated before the close of
escrow.
8.A.0
FIREPLACE AND CHIMNEY INFORMATION
LOCATION(S)
family room and master bedroom
UNIT TYPE(S)
masonry fireplace - family room
manufactured 0-clearance fireplace - master bedroom
FUEL TYPE(S)
gas and/or wood burning
CHIMNEY(S)
stucco chimney with metal flues - family room
metal chimney flue pipe and vent cap - master bedroom
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8.A.2
SPARK ARRESTOR
8.2.1 SPARK ARRESTOR

The fireplace spark arrestor(s) appeared to be in generally serviceable condition.
8.A.3
FIREBOX
8.A.3-1 FIREBOX
The opening around the gas piping was not sealed where it entered the firebox of the master
bedroom fireplace(s). The annular ring around the gas pipe should be sealed to prevent hot gases from
escaping through the opening and coming in contact with combustible materials.
Gaps and missing mortar noted in the firebox of the family room fireplace(s). This condition may allow
hot gases to escape and damage the fireplace or other building components.
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The wire-screen curtain was missing in the family room fireplace(s). This condition is a safety hazard
and continued use under these conditions may lead to additional damage.
8.A.4
DAMPER
8.A.4-1 DAMPER
The flue damper was not present or had been removed from the family room fireplace(s). A properly
functioning damper may minimize heat loss when the fireplace is not in use.
8.A.5
HEARTH EXTENSION
8.A.5-1 HEARTH EXTENSION

There were damaged materials for the hearth-extension of the family room fireplace(s). Continued use
under these conditions may lead to additional damage.
Plumbing
A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines.
Inspection of the plumbing system is limited to visible 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. A sewer lateral test,
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necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If
desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not
include landscape watering, fire suppression systems, private water supply/waste disposal systems, or
recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.
BASIC INFORMATION
Domestic water source: Public supply
Landscape water source: Public supply
Main water line: Copper
Waste disposal: Private on-site disposal
Waste piping: Combination of cast iron, galvanized steel and ABS plastic.
Water pressure: High-range of normal water pressure
Other installed systems: Water softener, not inspected
Other installed systems: Landscape watering, not inspected
WATER SHUTOFF LOCATION
WATER SHUTOFF COMMENTS

The main shut-off valve was located but testing the operation of this valve is not within the scope of our
inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.
MAIN SUPPLY
Line size is 1".
There was evidence of surface corrosion/oxidation, but no leakage, at the exposed and
accessible main supply. This piping should be monitored and repaired if necessary.
INTERIOR SUPPLY
The exposed and accessible supply piping generally appears to be properly installed and in good condition.
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WATER PRESSURE
The system water pressure, as measured at the exterior hose bibs, is within the range of normal.
REGULATOR
There is no pressure regulator in the system. Although, the pressure is currently within the normal range
this could be a concern in the event of a spike in the water company pressure.
DRAIN LINES
Based on the age of the home, we recommend a full camera review of the main line and waste piping
system.
The drain/waste lines for this building were not visible except at the sink locations due to being concealed in
the walls and embedded/under the concrete slab.
SEWER CLEANOUT
VENT LINES
The vent piping for the waste system appears to be properly installed and in good condition.
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PRIVATE DISPOSAL
This property uses a private waste disposal system, investigation of which is beyond the scope of this
inspection. If accurate service records are not available, it is strongly recommended that the septic tank be
pumped and inspected by an expert.
Whether or not further inspection is necessary, consultation with a septic tank service company is
suggested to determine a probable pumping schedule and to discuss the 'do's and don'ts' of septic systems.
GAS METER COMMENT
The meter lacks a seismic automatic shutoff valve. If desired, a contractor could be retained to install
an automatic shutoff to prevent gas leakage in the event of an earthquake.
GAS PIPING
The gas piping appears to be properly installed and in serviceable condition. We detected no evidence of
leakage at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyond the
scope of our inspection.
GAS METER LOCATION
shut off the gas.
GENERAL COMMENT
A representative number of fixtures were operated and we observed reasonable flow when other fixtures were
operated simultaneously.
A representative number of drains were tested and each emptied in a reasonable amount of time and did not
overflow when other fixtures were drained simultaneously.
The supply piping is copper. Copper is generally considered a very desirable type of piping and is expected to
last the lifetime of the building.
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There are newer, non-original plumbing items in this home. We suggest that you review all plans and
permits.
Water Heater
Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and
safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general
state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The
hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.
BASIC INFORMATION
Exterior metal closet / enclosure
Energy source: Natural gas
Capacity: 40 gallons
Age: Estimated to be 10 years old
Unit type: Free standing tank
Water heater temperature settings should be maintained in the mid-range to avoid injury from scalding
Kenmore
TANK
The water heater tank appeared to be in a serviceable condition.
T/P RELEASE VALVE

The water heater is equipped with a temperature and pressure relief valve. This device is an important safety
device and should not be altered or tampered with. We observed no adverse conditions.
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The temperature and pressure relief valve lacks a discharge pipe. We recommend the installation of
approved piping to an approved location.
GAS SUPPLY
The gas piping for the appliance includes a local 90 degree shut-off valve for use in an emergency or in case
of repair. The valve was not tested at the time of inspection, but is of a type usually found to be serviceable.
The fuel piping does not include a 'T' extension to collect condensation and debris, as is considered
good practice. In the course of future upgrading or repair, a 'drip leg' should be added to the gas piping just
ahead of the connector.
The gas connector is an approved flexible type in good condition.
VENTING
The water heater vent is properly installed and appears in serviceable condition.
COMBUSTION AIR
Combustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning
appliances is vital for their safe operation. The air can come from inside or outside, providing industry
standards are met.
The combustion air supply is adequate.
BURNERS
The burner is generally clean and appears to be in serviceable condition.
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WATER CONNECTORS
The visible water supply connectors for the water heater were not insulated to minimize heat loss.
The water connections are heavily corroded and show signs of previous leakage. We recommend
replacement.
The water piping is not bonded to the electrical system ground which is now standard practice.
The water heater is an easy location to accomplish this. We recommend the hot and cold supply connections
be bonded to the electrical system ground.
The water heater is equipped with a cold water inlet shut-off valve. It is functioning as designed and intended.
Valves may leak when operated after a period of inactivity. For this reason, they are not tested during the
home inspection.
SEISMIC RESTRAINT
The water heater tank seismic restraint is minimal. We recommend it be upgraded to adequately
secure the tank. This will help limit damage and provide a source of usable domestic water in the event of a
major earthquake.
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INSULATION
There is no insulation blanket installed. Newer water heaters have built-in insulation to meet rigorous
conservation standards. Installation of a blanket can be done but offers very little improvement on the existing
efficiency of the unit.
GENERAL COMMENT
This water heater is near the end of its expected service life. Although operating, the need for
replacement should be expected within the next few years.
This a non-original water heater. We recommend review of all documentation and permits.
Water heater Comments: Water heater(s) and the related components were observed to determine their
current condition. Water heater that are shut down, turned off or inactive will not be turned on or activated.
Water that is hotter than the manufactures recommended setting of 125 degrees is a scald hazard. The water
heater temperature should never be set higher than the manufactures recommended setting.
Electrical System
An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and
receptacles). Our examination of the electrical system includes the exposed and accessible conductors,
branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We
look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity
and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of
the electrical wiring prevents inspection of every length of wire.
BASIC INFORMATION
Service entry into building: Overhead service drop
Capacity (available amperage): 200 amperes
System grounding source: Water supply piping and driven copper rod
Branch circuit protection: Circuit breakers
Wiring material: Copper wiring where seen
Wiring method: 'Romex', flexible and rigid conduit
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METER & MAIN

The meter and main electrical service panel are outside on the rear of the building.
MAIN DISCONNECT
The main disconnect is incorporated into the electrical service panel.
SERVICE DROP
MAIN DISCONNECT
The ampacity of the main disconnect is 200 amps.
CB MAIN PANEL
The main service panel is in good condition with circuitry installed and fused correctly.
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The circuits in the panel are labeled. We did not verify the accuracy of the labeling, but it appears to be typical.
When the opportunity arises, we suggest checking the labeling by actually operating the breakers.
SERVICE CAPACITY
The service entrance conductors are the wires between the utilities service drop and the main service
disconnect or main service panel.
Our statement regarding service capacity is based upon the labeled rating of the main electrical service
disconnect.
The service capacity is normal for a house this size and age, and appears adequate for the present demand
and minor additional loads.
SERVICE GROUNDING
The system and equipment grounding appears to be correct.
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BREAKER SUBPANEL
An additional distribution panel, or subpanel, is located in the laundry room.
The subpanel was opened and the inspected circuitry was found to be installed and fused correctly.
Some of the subpanel cover screws are missing. We recommend installation of proper blunt-end screws.
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The circuitry in the panel is unlabeled. We recommend that each circuit be identified, allowing individuals
unfamiliar with the equipment to operate it properly when and if necessary.
BRANCH CIRCUITRY
The accessible branch circuitry was examined and appeared properly installed and in serviceable condition.
CONDUCTOR MATERIAL
The accessible branch circuit wiring in this building is copper.
RECEPTACLES: OVERALL
For reference, as receptacles are discussed in this report, present standards for typical room plugs require
grounded, 3 prong receptacles within six feet of any point on all walls. Upgrading is required in older buildings
only during remodeling.
Based upon our inspection of a representative number, the receptacles were found to be properly installed for
the time of construction, in serviceable condition, and operating properly.
There is an adequate number of receptacles in each room throughout the structure.
SWITCHES: OVERALL
We checked a representative number of switches and found they were operating and in serviceable condition.
One or more wall mounted electrical switches were within reach of shower/bathtub stalls. This is a
safety hazard due to the risk of shock. At a minimum, the client should be aware of the shock hazard this
represents and never operate such switches while showering or bathing. Ideally, a qualified licensed
electrician should make modifications as necessary so wall switches are unreachable from shower/bathtub
stals.
LIGHTS: OVERALL
The light fixtures in this building are generally in serviceable condition.
The light fixtures on the outside walls of the structure were tested when possible. Testing the operation of the
landscape lighting, including any low voltage lighting systems, is beyond the scope of this inspection.
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GFI PROTECTION
GFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shock
hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a
hazardous condition exists.
GFCI protection is inexpensive and can provide a substantial increased margin of safety.
GFCI protection is installed for all of the receptacles where this type of protection is presently required. We
recommend testing these devices on a monthly basis.
GFCI devices are installed in this home. We recommend adding these devices at all locations
currently requiring this protection. This includes receptacles near sink basins, in bathrooms, garages, crawl
spaces, and the exterior. In addition, we recommend upgrading all older devices (pre-2007) with newer
devices for safety.
AFCI PROTECTION
Arc fault protection devices are an essential feature that could prevent fires in sleeping quarters and/or other
rooms. We do not review or test these specialized devices or circuitry and suggest further review by a licensed
electrical contractor.
GENERAL COMMENT
Review of all low voltage wiring, including telephone, TV antenna, alarm, intercom, and stereo wiring is not
within the scope of our inspection. Consult the appropriate service technician for full evaluation of their
operating conditions.
We recommend upgrading the electrical system to comply with newer standards including GFCI, AFCI,
surge protection, and other modern safety upgrades. Consult a licensed electrical contractor.
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 beginning any repair efforts, no matter how
trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed
electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have
dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke
Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. National safety standards
require electrical panels to be weatherproof, 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.
Heat
A heating system consists of the heating equipment, operating and safety controls, venting and the means of
distribution. These items are visually examined for proper function, excessive or unusual wear and general
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state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate
efficiency of any system. Regular servicing and inspection of heating systems is encouraged.
Forced Hot Air

BASIC INFORMATION
Furnace location: Hall closet
Energy source: Natural gas
Furnace btu input rating: 110,000
Age: 25 years old
Filter size: 12 x 24 x 1
Manufacturer: Lennox
SYSTEM NOTES
Forced air furnaces operate by heating a stream of air moved by a blower through a system of ducts.
Important elements of the system include the heat exchanger, exhaust venting, blower, controls, ducting, and
combustion air supply.
GAS SUPPLY
The gas piping includes a 90 degree shutoff valve for emergency use. The valve was not tested at the time of
inspection. This age and style of valve is normally found to be operable by hand and generally trouble free.
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The gas flex connector was in direct contact with the sharp edge of the metal housing where the
connector entered the heating equipment. The two components may rub together during operation and cause
a gas leak and creating a fire / explosion hazard. The gas flex connector should not extend into the machine
housing to connect to the equipment.
REGULATOR & CONTROL

The gas pressure regulator and control valve appear to be properly installed and in serviceable condition.
BURNERS
The burner manifolds are clogged with debris. The burners and manifolds should be cleaned and the
entire heating plant serviced by a qualified technician.
HEAT EXCHANGER
The heat exchanger was inaccessible and could not be visually examined.
[NOTE] The heat exchanger was not visible to inspect without dismantling the unit, which is beyond the scope
of the inspection.
IGNITION SYSTEM
The heating unit is equipped with an electronic ignition system, which is an energy saving feature that allows
operation without the need for a continuously burning pilot light.
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BLOWER/MOTOR
Dust and debris have built up on the blower and in the blower compartment. We recommend servicing.
FAN/LIMIT SWITCH
The devices controlling the internal temperatures of the system and the opening and closing of the fuel valve
appears to be working properly and is in serviceable condition.
PLENUM
The plenum is the 'box', or portion of the ductwork, attached directly to the furnace acting as the termination or
collector for all the individual supply or return ducts attached to it.
Debris is present in the lower plenum and/or return air cavity.
AIR FILTERS
The air filter for the heating unit is a conventional, disposable filter.
The filter has accumulated debris which decreases its effectiveness and blocks air flow. This can
dramatically decrease the efficiency of the heating system. We recommend the filter be removed, cleaned and
replaced if necessary.
CLEARANCE
There is adequate clearance to combustible materials in the area around the heating unit as long as the space
is not used for storage. We encourage good housekeeping practices in this area.
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VENT
The heating system vent is properly installed and appears in serviceable condition where seen.
COMBUSTION AIR
Combustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuel burning
appliances is vital for their safe operation. The air can come from inside or outside, providing industry
standards are met.
There is adequate combustion air for this heating unit.
DUCTS
There are loose connections at the ducts above the unit. We recommend they be resecured.
Most of the ductwork was inaccessible and was not inspected except to determine that there was air flow at
several registers.
Per the California Energy Commission "Beginning 10/1/2005, Title 24 of the Building Energy Efficiency
Standards requires that ducts be tested for leaks when a central air conditioner or furnace is installed or
replaced. Ducts that leak 15% or more must be replaced." An inspection will not be able to determine if air loss
(leaky ducts, etc.) exceeds the maximum allowed 15%. This test can only be done by a qualified specialist and
is beyond the scope of this inspection. It is advised to consult with a qualified specialist on this matter as the
examination may determine that repairs or replacement of the ducting system is required.
THERMOSTAT
The thermostat appears to be properly installed and the unit responded to the basic controls. This is a
programmable device with many options for setback settings, timed events, etc. No attempt was made to test
all functions of the thermostat.
HVAC WIRING
All accessible wiring appears in good condition.
HVAC DISCONNECT
The equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.
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The local disconnect appears properly installed and in good condition.

GENERAL COMMENT
The heating is near the end of its expected service life. Although it responded to normal operating
controls, the need for replacement should be expected within the next few years.
There is no permanent source of heat for this residence. This condition violates present
standards for habitable buildings. We recommend that a qualified contractor be retained to design and install a
permanent heating system.
There are newer, non-original heating components in this home. We suggest that you review all plans and
permits.
The visible areas of the furnace unit, electrical/gas connections, ducting and filters were observed to
determine their current condition. Areas concealed from view by any means are excluded from this report. The
accessible permanently installed equipment or components are check for basic operation. Determining the
condition of the heat exchangers is beyond the scope of this inspection. The inspector does not light pilot
lights. Thermostats are not checked for calibration or time limits. Routine maintenance is recommended per
manufactures specifications and operating conditions. Our evaluation of the heating and air conditioning
systems is both visual and functional, providing power and/or fuel is supplied to the components. Judging the
cool efficiency or adequacy of an air conditioner is a subjective evaluation; poor condition is noted only if, in
the inspectors opinion, the adequacy seems to be less than normal. We urge you to evaluate these systems
prior to closing. Dismantling and/or extensive inspection of internal components of the heating and air
conditioning systems including heat exchangers is beyond the scope of this inspection.
Air Conditioning
An air conditioning system consists of the cooling equipment operating and safety controls and a means of
distribution. These items are visually examined for proper function, excessive or unusual wear, and general
state of repair. Air conditioning systems are not tested if the outside temperature is too cold for proper
operation. Detailed testing of the components of the cooling equipment or predicting their life expectancy
requires special equipment and training and is beyond the scope of this inspection. This is a non-evasive,
basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular
servicing and inspection of air conditioning equipment is encouraged.
BASIC INFORMATION
Method of cooling: Gas compression
Type of system: Gas heat with air conditioning
Number of units: 1
Location of equipment: Split or remote system
Carrier
Condenser location: Right side of structure
Electrical disconnect location: Adjacent to condensing unit
5
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HVAC WIRING
All accessible wiring appears in good condition.
HVAC DISCONNECT
The equipment local disconnect acts as a shut off switch for use in an emergency or while servicing.
The local disconnect appears properly installed and in good condition.
CONDENSING UNIT
The condenser contains all the equipment necessary to reclaim the refrigerant gas and convert it back to a
liquid. It consists of a compressor, condenser, hot gas discharge line, condenser fan, electrical panel box, and
some accessory components.
The condensing unit appears to be properly installed and in serviceable condition with the exception of items
noted below.
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Some of the metal cooling fins of the condensing unit are damaged. This can reduce the efficiency of the
system. We suggest care to minimize additional damage.
The system responded to normal operating controls and a temperature differential between the supply and the
return grills was within the normal range of (18 - 22) degrees.
EVAPORATOR COIL
An evaporator is a device used to transfer or absorb heat from the air surrounding the evaporator to the
refrigerant. In doing so, the liquid refrigerant is evaporated or boiled off as it passes through the evaporator.
The evaporator coil is concealed within the furnace and was not directly observed. We found no signs of
leakage and damage is not likely because the condensing unit operated normally.
The condensate pump and related equipment are beyond the scope of this inspection.
The condensate drainpipe for the air-conditioning system did not have an appropriate vent / trap in the
piping adjacent to the system. The "Manufacturers Installation Instructions" call for a specific arrangement for
condensate piping including the use of traps & vents.
REFRIGERANT LINES
The accessible refrigerant lines appear to be in good condition.
Insulation is deteriorated and missing from a portion of the refrigerant lines in the crawl space. We recommend
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that all missing insulation be replaced to increase energy efficiency.

DUCTS
Both the heating system and the central air conditioning system share the same duct work. Please see the
heating system for any comments regarding the duct work.
THERMOSTAT
The thermostat appears to be properly installed and the unit responded to the basic controls. This is a
programmable device with many options for setback settings, timed events, etc. No attempt was made to test
all functions of the thermostat.
GENERAL COMMENT
The air conditioning is in the middle of its expected service life, responded to normal operating controls and
with routine maintenance should be reliable for a number of years.
Our inspection of the central air conditioning is limited to visible components and their basic functions. A full
evaluation requires extensive testing and is beyond the scope of our inspection.
There are newer, non-original air conditioning components in this home. We suggest that you review all plans
and permits.
Kitchen
The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual
wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating
controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and
microwave ovens are not tested.
BASIC INFORMATION
Energy: Gas (or propane) appliances only
Ventilation: None other than typical window
Refrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspection
Microwave ovens and trash compactors, although operated, are beyond the scope of this inspection
FIXTURES
The fixtures were in a serviceable condition.
DRAIN TRAPS
The drain trap and associated piping are ABS plastic.
AIR GAP
The dishwasher drain is equipped with an air-gap fitting (the cylinder protruding above the sink). This assures
separation of the supply water from the waste water.
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SINK
The sink is metal.
There is a double sink.
The sink appears to be properly installed. When operated, it was observed to be fully functional and in
serviceable condition.
GAS SUPPLY
RECEPTACLES
The receptacles appear to be properly installed and were operational.
GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin of safety.
We recommend testing the device on a monthly basis.
LIGHTS
The lights functioned.
HEAT OUTLET
The heating outlet is in serviceable condition. Conditioned air was observed flowing into the room when the
heating system was operated.
WALLS
The walls are generally serviceable.
CEILING
The ceiling is generally serviceable.
CABINETS
The cabinets are in serviceable condition.
COUNTERTOPS
The countertop shows typical wear and tear, normal for this heavily used component. We considered the flaws
cosmetic in nature with no action indicated.
WINDOWS
The windows were in a serviceable condition.
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VENTILATION
There is no exhaust fan in this kitchen. There is no requirement that a fan be installed, but depending on
the style of cooking preferred, the lack of a fan could be an inconvenience.
STOVE
The stove was turned on with the normal operating controls and found to be in satisfactory working condition.
OVEN
The oven was turned on with the normal operating controls and found to be in satisfactory working condition.
DISPOSAL
The disposal was turned on with normal user controls and observed to be in satisfactory working condition.
DISHWASHER
The dishwasher responded to normal user controls and was found in good condition.
MICROWAVE
The microwave oven functioned.
GENERAL COMMENT
Refrigerator systems are outside the scope of the inspection and are not inspected. Consult with a specialist in
the appropriate trade regarding the system's operation and maintenance.
GENERAL PHOTOS
Photos
Laundry Area
Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden
nature, we do not review appliances, connections, hookups, or venting.
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FIXTURES
The fixtures are in a serviceable condition.
DRAIN TRAP
The drain trap and associated piping are ABS plastic.
The drain is slow. We recommend the trap be cleaned of grease, hair, sludge, etc. and if this does not correct
the problem, we recommend the line be 'snaked' by a professional sewer cleaning service.
LAUNDRY TUB
The laundry tub is plastic.
The laundry tub is properly installed and in serviceable condition.
GAS SUPPLY
RECEPTACLES
The receptacle appears to be properly installed and was operational.
There is no GFCI (ground fault circuit interrupter) protection for this area. For an increased margin of
safety, we recommend the installation of a GFCI receptacle.
LIGHTS
The light(s) functioned.
HEAT OUTLET
There is no heat source in this area.
WALLS
The wall surfaces are blemished, and can be repaired in the course of routine maintenance.
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CEILING
The ceiling surface is blemished, and can be repaired in the course of routine maintenance.
VENTILATION
The ventilation is inadequate. We recommend additional ventilation be provided.
DRYER VENT
The dryer vent appears properly installed and in serviceable condition.
WASHER/DRYER
The wash machine has rubber supply hoses which are prone to failure and can cause water leaks. If
the washing machine is to go with the sale of the house recommend replacing with steel braided hoses.
The hookups for the dryer are properly installed and in serviceable condition. The dryer itself was not tested.
The valve handles are missing. Recommend corrections.
GENERAL COMMENT
The wash machine and clothes dryer are not within the scope of this inspection and were not tested.
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Bathroom
Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusual
wear and general state of repair. Fixtures are tested using normal operating features and controls. Due to
finished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is considered inaccessible.
We do not test or confirm proper application of secondary equipment including but not limited to steam units,
spa tubs, heated towel bars, etc.
Hallway Bathroom
BASIC INFORMATION
Toilet: Ceramic unit with a porcelain finish
Wash basin: glass
Bathtub: Molded fiberglass
Shower walls: tile.
FIXTURES
The escutcheon at the shower arm is loose. We recommend tightening and/or sealing this trim piece for a
better appearance and to avoid leakage in this area.
DRAIN TRAP
The drain trap and associated piping are chromed metal.
TOILET
The toilet appeared to serviceable.
WATER BASIN
The wash basin appears to be properly installed. When operated, it was observed to be fully functional and in
serviceable condition.
BATHTUB
The bathtub appears to be properly installed and in serviceable condition.
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RECEPTACLES
SWITCHES
There is a light switch in, or reachable from, the tub or shower. This is an outdated configuration and
is considered a shock hazard. We strongly recommend a properly located, grounded switch.
LIGHTS
HEAT OUTLET
INTERIOR WALLS
The walls are generally serviceable
The surfaces are stained and were moist to the touch. This suggests an active leak. The source of
leakage should be identified and necessary repairs performed. Stained surfaces should then be prepared and
refinished to restore their appearance.
SHOWER WALLS
The shower walls appear to be properly installed and in serviceable condition.
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GLASS ENCLOSURE
The glass shower enclosure is safety labeled and appears to be in good condition.
BATHROOM FLOOR
The finish floor in this bathroom is tile.
The floor appears to be properly installed and is in serviceable condition.
BATHROOM CEILING
The ceiling is in a serviceable condition.
CABINETS
The cabinets are in serviceable condition.
COUNTERTOPS
The countertop is in serviceable condition.
DOORS
The door(s) are serviceable.
WINDOWS
The window(s) are serviceable.
VENTILATION
Ventilation in this bathroom is adequate.
Ventilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working
satisfactorily.
Master Bathroom
BASIC INFORMATION
Toilet: Ceramic unit with a porcelain finish
Wash basin: glass
Shower walls: tile
FIXTURES
The fixtures were in a serviceable condition.
DRAIN TRAP
The drain trap and associated piping are chromed metal.
TOILET
The toilet appeared to serviceable.
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WATER BASIN
The drain stop is missing. We recommend it be replaced.
SHOWER
The shower was operated for the inspection and appeared to be in serviceable condition.
A water test of the shower pan is beyond the scope of this inspection. This test if often performed as a part of
a standard pest inspection.
RECEPTACLES
SWITCHES
There is a light switch in, or reachable from, the tub or shower. This is an outdated configuration and
is considered a shock hazard. We strongly recommend a properly located, grounded switch.
LIGHTS
HEAT OUTLET
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INTERIOR WALLS
The surfaces are stained and were moist to the touch. This suggests an active leak. The source of
leakage should be identified and necessary repairs performed. Stained surfaces should then be prepared and
refinished to restore their appearance.
SHOWER WALLS
The shower walls appear to be properly installed and in serviceable condition.
GLASS ENCLOSURE
The glass shower enclosure is safety labeled and appears to be in good condition.
BATHROOM FLOOR
The finish floor in this bathroom is tile.
The floor appears to be properly installed and is in serviceable condition.
BATHROOM CEILING
The ceiling is in a serviceable condition.
CABINETS
The medicine cabinet does not close all the way. In addition the reflective backing on the mirror is starting to
wear. We recommend repair or replacement if appropriate.
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COUNTERTOPS
The countertop is in serviceable condition.
DOORS
The door(s) are serviceable.
VENTILATION
Ventilation in this bathroom is provided by a ceiling fan. This fan was operated and was found to be working
satisfactorily.
Interior
Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways,
balconies and railings. These features are visually examined for proper function, excessive wear and general
state of repair. Some of these components may not be visible/accessible because of furnishings and/or
storage. In such cases these items are not inspected.
BASIC INFORMATION
Number of bedrooms: Three
Number of bathrooms: Two
Window material: PVC plastic
Window glazing: Double pane
Finished ceiling material: Drywall
Finished floor material: Combination of tile and wood.
Finished wall material: Drywall
SURFACES: OVERALL
The interior wall, floor, and ceiling surfaces were properly installed and generally in serviceable condition,
taking into consideration normal wear and tear.
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WALLS & CEILINGS

There are minor cracks in the walls and/or ceilings. This is a common condition with this type of construction
and does not indicate a structural deficiency. The cracks can be repaired or painted over during routine
maintenance.
Walls and ceilings in this home may contain asbestos. Actual asbestos content can only be determined by
laboratory testing. Further information on asbestos can be obtained from a licensed asbestos consultant or
abatement contractor.
FLOORS: OVERALL
There are cosmetic floor blemishes, minor cracks in the tiles, which can be eliminated in the course of routine
maintenance.
CABINETRY: OVERALL
The cabinets are in a serviceable condition.
DOORS: OVERALL
The interior doors appear to be properly installed and in good condition.
WINDOWS: OVERALL
We operate a representative sample of the windows, but do not necessarily open, close, and latch every
window. Our inspection standards require testing a minimum of one window in every room.
The windows tested appear to be properly installed and in serviceable condition. We operate a representative
sample of the windows, but do not necessarily open, close, and latch every window.
Commenting on window and/or door screens is beyond the scope of this inspection.
There may be failed seals and/or condensation between the panes of glass in several insulated glass
windows. Although none were noted at this time, different weather conditions may reveal problems.
Skylights are not operated/tested. The motor and/or manual controls should be reviewed, but only after
confirmation of gasket/seal condition.
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This structure appears to have newer/non-original windows. We recommend review of all documentation
and permits.
DETECTORS: OVERALL
The smoke detectors were inspected for location only. For future reference, testing with only the built-in test
button verifies proper battery and horn function, but does not test the smoke sensor. We advise testing with
real or simulated smoke.
The smoke detectors are appropriately located.
HEAT SOURCE
We observed a permanent heat source in each room throughout the building with the exception of the family
room/office addition.
MISCELLANEOUS
There is a water softener in this residence. The operation of the softener was not tested.
GENERAL COMMENT
In addition to any specific rooms noted, we inspected all rooms generally considered to be habitable space.
These include, but are not limited to, the living room, dining room, family room, den, bedrooms, utility room,
etc. if applicable.
We do not review/inspect window treatments, solar tubes, furniture, and/or any personal property.
There are newer, non-original items and/or construction features in this home. We suggest that you review
all plans and permits.
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GENERAL PHOTOS
Photos
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Entry Area
FLOOR
Some of the floor tiles are cracked near the kitchen entrance. The tiles are not loose or otherwise defective
and repair would be considered optional.
WINDOWS
One or more panes of glass are broken. We recommend all broken glass be replaced.
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Living Room
WINDOWS
There is water staining at the skylight indicating possible past leakage. The area was dry at time of
inspection. However, we recommend monitoring after rain events.
GENERAL COMMENT
Due to the presence of personal belongings, access to portions of the area were effectively blocked at the
time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.
Dining Room
GENERAL COMMENT
The finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time
of our inspection.
Family Room
LIGHTS
One track light is not working. The bulb may have burned out. We recommend that the bulb be tested and
replaced, if necessary, and the proper operation of the fixture be verified.
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DOORS
The sliding door screen is damaged. We recommend repair or replacement.
GENERAL COMMENT
Bedroom
Center Bedroom
GENERAL COMMENT
The finished surfaces, hardware, windows, and doors were found to be generally in good condition at the time
of our inspection.
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Front Bedroom
WINDOWS
The screens are missing. We recommend replacement.
GENERAL COMMENT
Master Bedroom
WALLS
The surfaces are stained and were moist to the touch behind the bathrooms. This suggests an active
leak. The source of leakage should be identified and necessary repairs performed. Stained surfaces should
then be prepared and refinished to restore their appearance.
GENERAL COMMENT
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GARAGE - CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current
condition. Areas concealed from view by any means are excluded from this report. The accessible doors,
windows, lights, receptacles and permanently installed components or equipment are checked for basic
operation. The garage door balance and spring tension should be checked regularly by a garage door
specialist. All garage door openers should have functional auto-reverse system safety features for child
safety. We recommend that all material defects noted below be fully evaluated and/or corrected by
specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended
Upgrade
GARAGE/CARPORT INFORMATION
1501 TYPE & LOCATION(S)
attached
but with no direct access
two car
1503 VENTILATION
Vent types:
no vents present
1507 GARAGE DOOR(S)
Door types:
sectional(s)
1508 INTERIOR WALL(S)
Materials:
unfinished/open framed
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1509 INTERIOR FLOOR(S)

Materials:
concrete
GARAGE/CARPORT CONDITIONS
1510 VENTILATION
The combustion air vents were noted to be not present. These vents provide combustion air for the
fuel-burning appliances located in the garage and remove possible contaminated air from exhaust fumes. We
recommend correcting the condition(s) noted.
1513 FRAMING
The visible garage framing appeared functional
Stored items restrict viewing of the garage area. A walk-through is recommended when the area is
cleared and accessible.
1514 INTERIOR WALL(S)
The visible areas of the walls and ceiling appeared functional
Portions of the interior walls and ceiling were not visible at this time due to stored personal items. We
recommend checking these areas after the items have been removed.
1515 GARAGE FLOOR(S)
The visible areas of the garage floor appeared functional
The floor was not fully visible, due to stored items. We recommend checking these areas after the stored
items are removed.
1520 GARAGE DOOR(S)
The garage door(s) were operated and appeared functional
1521 DOOR OPENERS
The automatic garage door opener(s) were operational and the automatic reversing system(s) functioned
when the door(s) hit an object placed in its path
The secondary safety system (electric eyes) functioned.
1522 LIGHTS/FIXTURES
The light(s) were functional
1523 RECEPTACLE(S)
The accessible receptacles were functional, but they were not GFCI protected. We recommend upgrading
to provide GFCI protection for the receptacles for safety reasons.
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Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We
have listed below these controls and their location for your convenience. We urge that you familiarize yourself
with their location and operation.
SEWER CLEANOUT
GAS METER LOCATION

shut off the gas.
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WATER SHUTOFF LOCATION

PLUMBING
SEWER CLEANOUT
PLUMBING
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GAS METER LOCATION

PLUMBING
shut off the gas.
METER & MAIN

ELECTRICAL SYSTEM
The meter and main electrical service panel are outside on the rear of the building.
MAIN DISCONNECT
ELECTRICAL SYSTEM
The main disconnect is incorporated into the electrical service panel.
Environmental Concerns
Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead
contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water
contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these
materials. We may make reference to one of more of these materials in this report when we recognize one of
the common forms of these substances. If further study or analysis seems prudent, the advice and services of
the appropriate specialists are advised.
Page 62
CALIFORNIA REAL ESTATE INSPECTION ASSOCIATION

1000 Q Street, Suite 203
Sacramento, California 95811-6518
Tel: (916) 446-5277 (800) 848-7342 Fax: (916) 443-6719
www.CREIA.org
STANDARDS OF PRACTICE
RESIDENTIAL STANDARDS FOUR OR FEWER UNITS
Originally Adopted September 13, 1983
Revised November 1, 1996
Revised April 15, 1999
Revised July 12, 2003
Revised April 15, 2006 Effective July 1, 2006
Revised June 11, 2012 Effective August 1, 2012
Table of Contents
Part I. Definitions and Scope
Part II. Standards of Practice
1. Foundation, Basement, and Under-floor Areas
2. Exterior
3. Roof Covering
4. Attic Areas and Roof Framing
5. Plumbing
6. Electrical
7. Heating and Cooling
8. Fireplaces and Chimneys
9. Building Interior
Part III. Limitations, Exceptions, and Exclusions

Part IV. Glossary of Terms
Part I. Definitions and Scope

These Standards of Practice provide guidelines for a real estate inspection and define
certain terms relating to these inspections. Italicized words in these Standards are
defined in Part IV, Glossary of Terms.
A. A real estate inspection is a survey and basic operation of the systems and
components of a building which can be reached, entered, or viewed without
CREIA STANDARDS OF PRACTICE, EFFECTIVE JANUARY 1, 2012
PAGE 1 OF 7
difficulty, moving obstructions, or requiring any action which may result in damage to
the property or personal injury to the Inspector. The purpose of the inspection is to
provide the Client with information regarding the general condition of the building(s).
Cosmetic and aesthetic conditions shall not be considered.
B. A real estate inspection report provides written documentation of material defects
discovered in the inspected buildings systems and components which, in the
opinion of the Inspector, are safety hazards, are not functioning properly, or appear
to be at the ends of their service lives. The report may include the Inspector's
recommendations for correction or further evaluation.
C. Inspections performed in accordance with these Standards of Practice are not
technically exhaustive and shall apply to the primary building and its associated
primary parking structure.
Part II. Standards of Practice

A real estate inspection includes the readily accessible systems and components or a
representative number of multiple similar components listed in Sections 1 through 9
subject to the limitations, exceptions, and exclusions in Part III.
SECTION 1 Foundation, Basement, and Under-floor Areas
A. Items to be inspected:
1. Foundation system
2. Floor framing system
3. Under-floor ventilation
4. Foundation anchoring and cripple wall bracing
5. Wood separation from soil
6. Insulation
B. The Inspector is not required to:
1. Determine size, spacing, location, or adequacy of foundation bolting/bracing
components or reinforcing systems
2. Determine the composition or energy rating of insulation materials
SECTION 2 Exterior
1. Surface grade directly adjacent to the buildings
2. Doors and windows
3. Attached decks, porches, patios, balconies, stairways and their enclosures,
handrails, and guardrails
4. Wall cladding and trim
5. Portions of walkways and driveways that are adjacent to the buildings
PAGE 2 OF 7

1. Inspect door or window screens, shutters, awnings, or security bars
2. Inspect fences or gates or operate automated door or gate openers or their
safety devices
3. Use a ladder to inspect systems or components
SECTION 3 Roof Covering
1. Covering
2. Drainage
3. Flashings
4. Penetrations
5. Skylights
1. Walk on the roof surface if in the opinion of the Inspector there is risk of
damage or a hazard to the Inspector
2. Warrant or certify that roof systems, coverings, or components are free from
leakage
SECTION 4 Attic Areas and Roof Framing
1. Framing
2. Ventilation
3. Insulation
1. Inspect mechanical attic ventilation systems or components
2. Determine the composition or energy rating of insulation materials
SECTION 5 Plumbing
1. Water supply piping
2. Drain, waste, and vent piping
3. Faucets and fixtures
4. Fuel gas piping
5. Water heaters
6. Functional flow and functional drainage
1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate
backflow devices or drain line cleanouts

PAGE 3 OF 7
2. Inspect or evaluate water temperature balancing devices, temperature

fluctuation, time to obtain hot water, water circulation, or solar heating
systems or components
3. Inspect whirlpool baths, steam showers, or sauna systems or components
4. Inspect fuel tanks or determine if the fuel gas system is free of leaks
5. Inspect wells or water treatment systems
SECTION 6 Electrical
1. Service equipment
2. Electrical panels
3. Circuit wiring
4. Switches, receptacles, outlets, and lighting fixtures
1. Operate circuit breakers or circuit interrupters
2. Remove cover plates
3. Inspect de-icing systems or components
4. Inspect private or emergency electrical supply systems or components
SECTION 7 Heating and Cooling
1. Heating equipment
2. Central cooling equipment
3. Energy source and connections
4. Combustion air and exhaust vent systems
5. Condensate drainage
6. Conditioned air distribution systems
1. Inspect heat exchangers or electric heating elements
2. Inspect non-central air conditioning units or evaporative coolers
3. Inspect radiant, solar, hydronic, or geothermal systems or components
4. Determine volume, uniformity, temperature, airflow, balance, or leakage of
any air distribution system
5. Inspect electronic air filtering or humidity control systems or components
SECTION 8 Fireplaces and Chimneys
1. Chimney exterior
2. Spark arrestor
3. Firebox
4. Damper
5. Hearth extension
PAGE 4 OF 7

1. Inspect chimney interiors
2. Inspect fireplace inserts, seals, or gaskets
3. Operate any fireplace or determine if a fireplace can be safely used
SECTION 9 Building Interior
1. Walls, ceilings, and floors
2. Doors and windows
3. Stairways, handrails, and guardrails
4. Permanently installed cabinets
5. Permanently installed cook-tops, mechanical range vents, ovens,
dishwashers, and food waste disposals
6. Absence of smoke and carbon monoxide alarms
7. Vehicle doors and openers
1. Inspect window, door, or floor coverings
2. Determine whether a building is secure from unauthorized entry
3. Operate, test, or determine the type of smoke or carbon monoxide alarms or
test vehicle door safety devices
4. Use a ladder to inspect systems or components
Part III. Limitations, Exceptions, and Exclusions

A. The following are excluded from a real estate inspection:
1. Systems or components of a building, or portions thereof, which are not readily
accessible, not permanently installed, or not inspected due to circumstances
beyond the control of the Inspector or which the Client has agreed or specified
are not to be inspected
2. Site improvements or amenities, including, but not limited to; accessory buildings,
fences, planters, landscaping, irrigation, swimming pools, spas, ponds,
waterfalls, fountains or their components or accessories
3. Auxiliary features of appliances beyond the appliances basic function
4. Systems or components, or portions thereof, which are under ground, under
water, or where the Inspector must come into contact with water
5. Common areas as defined in California Civil Code section 1351, et seq., and any
dwelling unit systems or components located in common areas
6. Determining compliance with manufacturers installation guidelines or
specifications, building codes, accessibility standards, conservation or energy
standards, regulations, ordinances, covenants, or other restrictions

PAGE 5 OF 7
7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any

building, system, or component, or marketability or advisability of purchase
8. Structural, architectural, geological, environmental, hydrological, land surveying,
or soils-related examinations
9. Acoustical or other nuisance characteristics of any system or component of a
building, complex, adjoining property, or neighborhood
10. Conditions related to animals, insects, or other organisms, including fungus and
mold, and any hazardous, illegal, or controlled substance, or the damage or
health risks arising there from
11. Risks associated with events or conditions of nature including, but not limited to;
geological, seismic, wildfire, and flood
12. Water testing any building, system, or component or determine leakage in
shower pans, pools, spas, or any body of water
13. Determining the integrity of hermetic seals at multi-pane glazing
14. Differentiating between original construction or subsequent additions or
modifications
15. Reviewing information from any third-party, including but not limited to; product
defects, recalls, or similar notices
16. Specifying repairs/replacement procedures or estimating cost to correct
17. Communication, computer, security, or low-voltage systems and remote, timer,
sensor, or similarly controlled systems or components
18. Fire extinguishing and suppression systems and components or determining fire
resistive qualities of materials or assemblies
19. Elevators, lifts, and dumbwaiters
20. Lighting pilot lights or activating or operating any system, component, or
appliance that is shut down, unsafe to operate, or does not respond to normal
user controls
21. Operating shutoff valves or shutting down any system or component
22. Dismantling any system, structure, or component or removing access panels
other than those provided for homeowner maintenance
B. The Inspector may, at his or her discretion:
1. Inspect any building, system, component, appliance, or improvement not
included or otherwise excluded by these Standards of Practice. Any such
inspection shall comply with all other provisions of these Standards.
2. Include photographs in the written report or take photographs for Inspectors
reference without inclusion in the written report. Photographs may not be used in
lieu of written documentation.

PAGE 6 OF 7
IV. Glossary of Terms

*Note: All definitions apply to derivatives of these terms when italicized in the text.
Appliance: An item such as an oven, dishwasher, heater, etc. which performs a
specific function
Building: The subject of the inspection and its primary parking structure
Component: A part of a system, appliance, fixture, or device
Condition: Conspicuous state of being
Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection
Device: A component designed to perform a particular task or function
Fixture: A plumbing or electrical component with a fixed position and function
Function: The normal and characteristic purpose or action of a system, component, or
device
Functional Drainage: The ability to empty a plumbing fixture in a reasonable time
Functional Flow: The flow of the water supply at the highest and farthest fixture from
the building supply shutoff valve when another fixture is used simultaneously
Inspect: Refer to Part I, Definition and Scope, Paragraph A
Inspector: One who performs a real estate inspection
Normal User Control: Switch or other device that activates a system or component
and is provided for use by an occupant of a building
Operate: Cause a system, appliance, fixture, or device to function using normal user
controls
Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued
Primary Building: A building that an Inspector has agreed to inspect
Primary Parking structure: A building for the purpose of vehicle storage associated
with the primary building
Readily Accessible: Can be reached, entered, or viewed without difficulty, moving
obstructions, or requiring any action which may harm persons or property
Real Estate Inspection: Refer to Part I, Definitions and Scope, Paragraph A
Representative Number: Example, an average of one component per area for multiple
similar components such as windows, doors, and electrical outlets
Safety Hazard: A condition that could result in significant physical injury
Shut Down: Disconnected or turned off in a way so as not to respond to normal user
controls
System: An assemblage of various components designed to function as a whole
Technically Exhaustive: Examination beyond the scope of a real estate inspection,
which may require disassembly, specialized knowledge, special equipment, measuring,
calculating, quantifying, testing, exploratory probing, research, or analysis
Copyright 2003/2012 California Real Estate Inspection Association. All Rights Reserved.

PAGE 7 OF 7

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Confidential Inspection Report

Inspector, Tom De Spain, CCI, CEI

T/P RELEASE VALVE

Wednesday, June 22, 2016

Dear Ari Bayme,

We thank you for the opportunity to be of service to you.

Inspector, Tom De Spain, CCI, CEI

Wednesday, June 22, 2016

Advanced Building Inspections, Inc. (818) 883-9810

The Bayme Report

The Bayme Report

The Bayme Report

The Bayme Report

The Bayme Report

The Bayme Report

WATER SHUT-OFF LOCATION

The Bayme Report

GAS METER LOCATION

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Built-up Roof System

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FIREPLACES AND CHIMNEYS

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FIREPLACE AND CHIMNEY INFORMATION

The Bayme Report

8.2.1 SPARK ARRESTOR

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8.A.5-1 HEARTH EXTENSION

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WATER SHUTOFF COMMENTS

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T/P RELEASE VALVE

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METER & MAIN

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Forced Hot Air

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REGULATOR & CONTROL

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The Bayme Report

The local disconnect appears properly installed and in good condition.

The Bayme Report

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The Bayme Report

that all missing insulation be replaced to increase energy efficiency.

The Bayme Report