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Walker Property Evaluation Services

1. Report File 0811 361 Buena Vista Belmont This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 5 SCOPE OF WORK You have contracted for us to perform a general property inspection in accordance with the CREIA Standards of Practice A property inspection is not intended to be technically exhaustive It is limited to the visible and or accessible portions of the dwelling and is non invasive It is distinct from a specialist inspection which requires a person with very specialized knowledge licensing and or training Specialist inspections can be costly take days to complete involve the use of specialized instruments the dismantling of equipment video scanning destructive testing and laboratory analysis By contrast the general property inspection is completed within a few hours and at a fraction of the cost Consequently a general inspection report will not be as comprehensive as that generated by specialists nor is it intended to be Our goal is to identify visible defects or adverse conditions that in the opinion of the inspector might result in injury or lead to costs that could have a significant impact on your overall evaluation of the property and to alert you to the need for a specialist to perform furt
2. 7 There is cellulose and or wood debris in the crawlspace that should be removed These items may retard moisture evaporation in the crawlspace They may also provide a food source and nesting material for pests and wood destroying organisms This may be noted in the WDO report as well We observed direct wood to earth grade contact in the crawl space This may be noted in the WDO report Wood on grade contact is improper as it will result in deterioration of the wood members due to moisture and provides an entry path into the structure for wood destroying organisms Please refer to the WDO specialists report for any recommended service q The kitchen exhaust fan vent has been improperly installed using a flexible non rated material Current standards require the use of smooth wall non combustible materials to minimize the accumulation of grease and risk of fire We recommend that a qualified HVAC contractor evaluate and service the installation as necessary for safety reasons This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 10 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm The kitchen exhaust fan vent has been improperly installed using a flex
3. _ Functional Components and Conditions q m The garage vehicle door appears serviceable capable of fulfilling its intended function with wear and tear commensurate with both age and use visible Safety The garage vehicle door is an older wooden swing arm type that can be potentially dangerous due to the door weight The counterbalance springs should be periodically inspected tested to insure that they are able to bear the full weight of the door at all angles of operation Garage door safety is particularly if children or the elderly occupy the residence Interested parties desiring further information should consult with a qualified garage door specialist One or more of the garage door counterbalance springs appear older and have no safety cables Safety cables are designed to prevent injury in case the spring breaks A broken garage door spring can cause significant injury and or property damage Current safety standards require the garage door counterbalance springs to have this safety feature installed We suggest that a qualified garage door contractor evaluate the installation and service as needed to insure the safe operation of the system Lights Functional Components and Conditions The lights in the garage that could be tested responded to normal user controls and appear functional Receptacles Functional Components and Conditions The accessible garage area receptacles are all functional However they do not appear to include grou
4. 9 The panel grounding appears improper for the standards in effect at the time of apparent installation AIRGAF FITTING UPC REQUIRED MUST SLOFE TO DRAIN DIGHWASHER illustration Courtesy of Code Check Illustration 10 The dishwasher does not appear equipped with the required countertop air gap assembly This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 96 REPORT CONCLUSION 2318 Buena Vista Avenue Belmont CA 94002 Inspecting a dwelling is a simple task anyone can do it Performing a professional real estate inspection is infinitively more difficult Professional real estate inspectors have broad technical knowledge that enables them to recognize existing conditions and make recommendations for further action if appropriate This report was produced specifically for your single family dwelling and the associated parking area This report does not include any other portions or features of the site except as agreed to by the inspector and client prior to the inspection The purpose of this inspection and written report is to provide an unbiased opinion of the observed defects and conditions at that point in time Further it is to describe the physical condition of the selected key systems a
5. Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Sanitary sewer cleanouts may not be installed at all locations required recommended under current construction standards Interested parties may wish to have the drain system further evaluated by a qualified plumbing contractor to confirm this We suggest bringing the installation into conformance with current standards as a property upgrade We noted no sewer cleanout located on the city right of way adjacent to the subject property as may be required to conduct sewer lateral test Some jurisdictions require periodic leak testing to the sewer lateral Interested parties should consult with a qualified plumbing contractor familiar with any required testing procedures in this area for further information and or any necessary service Cross Connections Safety There is a potential waste to potable water cross connection at the dishwasher The drain line for the dishwasher is improperly and directly connected to a drain line without the required air gap valve Air gap valves are installed to prevent any possible contamination of the dishwasher and or drinking water system should a sewer back up blockage occur at the sink area We recommend that a qualified plumbing contractor further evaluate and install an air gap in the system as required under current standards for safety reasons e See Attached Illustration 6 Gas Gas Main Shut Off Location Informational Conditions q T
6. Client agrees to read the entire written report when it is received and promptly call Inspector with any questions or concerns regarding the inspection or the written report The written report shall be the final and exclusive findings of Inspector Client acknowledges that Inspector is a generalist and that further investigation of a reported condition by an appropriate specialist may provide additional information which can affect Client s purchase decision Client agrees to obtain further evaluation of reported conditions before removing any investigation contingency and prior to the close of the transaction In the event Client becomes aware of a reportable condition which was not reported by Inspector Client This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 82 agrees to promptly notify Inspector and allow Inspector and or Inspector s designated representative s to inspect said condition s prior to making any repair alteration or replacement Client agrees that any failure to so notify Inspector and allow inspection is a material breach of this Agreement ENVIRONMENTAL CONDITIONS Client agrees what is being contracted for is a building inspection and not an environmental evaluation The inspection is not intended
7. Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Mobile 650 740 8783 www PropertyEvaluation net Homelnspection sanbrunocable com PROPERTY INSPECTION REPORT Prepared Exclusively For Tav Rotondale INSPECTION ADDRESS 2318 Buena Vista Avenue Belmont CA 94002 INSPECTION DATE AMENDED 112808 11 25 2008 9 00 am to 12 30 pm REPRESENTED BY Que Foor Alain Pinel Realtors NOTICE TO THIRD PARTIES The inspection report was created for the sole benefit and reliance of the Client named in the original report and is nontransferable The report is issued subject to the terms conditions and limitations under which the inspection was performed which are attached hereto and incorporated by reference herein This report is not a substitute for disclosures required by California Civil Code 1102 et seq This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 1 Inspection Address Inspection Date Weather Inspected by Client Information Seller s Agent Structure Type Furnished Structure Occupied Number of Stories Structure Style GENERAL INFORMATION 2318 Buena Vista Avenue Belmont CA 94002 11 25 2008 Time 9 00 am to 12 30
8. We recommend proper sealing of the exterior to forestall moisture intrusion and monitoring the framing for indications of moisture and or deterioration We recommend having the area repaired by a qualified general contractor as necessary There are one or more foundation areas where the wood sill foundation and or the wood framing members are closer to the soil grade line than current standards would recommend Current standards would require that the wood sill be a minimum of eight inches above the adjacent soil line Any such areas area will be more susceptible to wood destroying organism infiltration and or moisture infiltration This condition may be noted in the WDO report Please refer to that report for further information and or service recommendations Slab Functional Components and Conditions The visible portions of the garage slab appear in acceptable condition Small cracks are common in all large poured concrete slabs These are generally the result as of the curing process seismic activity common settling or the presence expansive soils but are not generally an area of concern Additionally it is not unusual to find white salt crystal formations called efflorescence that are the result of moisture penetrating the slab over time Informational Conditions The garage is too full to permit a complete view of the slab and other components No opinions are offered as to the conditions with inaccessible or concealed areas We suggest tha
9. amp Jill bath drain This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Overview Page 1 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Electrical e We observed non ground contact rated electrical wiring that is used improperly in an underground installation e q There several improperly terminated electrical wires within the crawlspace Exterior Wall Covering Wall Covering Observations e Portions of the exterior cladding appear weathered and should be painted and or sealed Exterior Features Steps and Handrails e Portions of the stair framing or stringers appear deteriorated at grade Carport e q Portions of the carport roof framing appear moisture damaged General Exterior Electrical Comments e q There are one or more areas where improperly protected or non exterior rated components are installed Storage Enclosure e The exterior door appears moisture damaged at the base and should be serviced or replaced as necessary Exterior Detached Building Wall Covering Wall Covering Observations e Portions of the exterior cladding appear weathered and should be painted and or sealed e Portions of the exterior cladding are installed with improper cle
10. m The exterior cover for the main electrical panel is in acceptable condition Interior Cover Panel Functional Components and Conditions m The interior cover for the main electrical panel is in acceptable condition Wiring Functional Components and Conditions m The wiring in the main electrical panel has no visible deficiencies Circuit Protection Functional Components and Conditions m There are no visible deficiencies with the circuit breakers in the main electrical panel Informational Conditions d The dwelling appears to pre date the requirement for a new type of circuit safety device called an Arc Fault Circuit Interrupter AFCI breaker They are designed to detect particular type of arcing faults in an electrical circuit and shut off power if it is detected Current standards require AFCI breakers to be installed on all interior convenience outlets within the dwelling We recommend that the dwelling be upgraded to meet current standards as a property safety upgrade Interested parties desiring further information or service should consult with a qualified electrical contractor Grounding Functional Components and Conditions f The main electrical panel appears to be grounded via a driven rod and or water pipe However the wall coverings prevented us from positively verifying this Current standards require a minimum of two ground points for the system Interested parties may wish to consult a qualified electrician regarding further informatio
11. the written consent of the owners Jack Jill Bathroom Size and Location Informational Conditions f The bathroom is a full and is located off the master bedroom and the dining room General Comments Informational Conditions The bathroom appears to be either an remodel addition or part of one and we recommend that you verify the permit and certificate of occupancy This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and latent defects could exist Doors Functional Components and Conditions m The pocket doors are functional m The pocket door appears to use safety glass as required 7 The French door is functional but we could not positively confirm that it includes safety glass No etched glass safety symbol was apparent at the time of inspection Informational Conditions A bath door does not appear to have a privacy latch installed We suggest installing one for occupant privacy reasons Floor Functional Components and Conditions m The bathroom floor is a stone material and appears in serviceable condition with no significant defects apparent All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal homeowners maintenance Informational Conditions f The bathroom floor grout and or caulk should be inspected periodically for signs of wear Part of
12. Conditions The gas range is functional but was neither calibrated nor tested for its performance Informational Conditions q The gas shut off for the range appears to be behind the unit which may be difficult to access for service Safety The range has no anti tip bracket installed This prevent the range from tipping forward should a child step on the open oven door The manufacturers installation instructions for this appliance require the installation of this component to insure the safety of the appliance An anti tip bracket is a relatively inexpensive safety feature that we highly recommend be installed on all appliances especially if small children are present Interested parties desiring further information and or service should consult with a qualified appliance service technician Exhaust Fan or Downdraft Functional Components and Conditions The kitchen exhaust fan responded to normal user controls when tested and appears generally serviceable However the unit is older Our appliance inspection is performed in conformance with CREIA standards and does not constitute a warranty as to future functionality of the appliance Older appliances may be subject to random failure and should not be expected to last indefinitely Informational Conditions q As noted elsewhere the kitchen exhaust vent has been run in the under floor area apparently using a flexible metal material not designed for this purpose Generally accepted me
13. Flat Venting Crawl UPC Air Gap Device on Drain _Air gap fitting UPC required slope to drain Dishwasher 2004 Code Check Illustration 6 Dishwasher This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 94 ILLUSTRATIONS OFF Illustration 7 Homeowner Emergency Shut Off Procedure GAS SUPPLY PIPING MANUAL SHUTOFF VALVE FLEXIBLE GAS CONNECTOR LABELED AS COMPLYING WITH ANS STANDARDS 4 GAS CONTROL Ba VALVE 3 MIN Sediment Trap CAP Illustration 8 No Sediment Traps Installed This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 95 ILLUSTRATIONS Subpa nel In a downstream subpa nciboard the white neutral and the equipment grounds must NOT be bonded together The neutral MUST be Floating Gy with no physical connection to the metal enclosure Or the equipment ground wires Bonding those conductors is hazardous 200000 L y y W K K t l Te Service Fane 12004 Coge Check Illustration
14. It is beyond the scope of a general property inspection to verify the manufacturers listing requirements for any such devices We recommend verifying the fixture ratings for all installed lighting and modifying the installations as needed to provide the necessary clearances This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 33 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm We noted attic insulation in contact with several recessed lighting fixtures Continued PRE OWS NRG NSK OF pet LATOR TE ERSEN THE LUMINAIRE PART RECON mv a GO E ho NO NST DA b pi n Ee INS p Label on Can Light We noted one or more improperly terminated electrical cables and or wires in the attic We could not determine if these were live connections Unless both ends of an electrical wire are visible it is assumed that any such wires could become energized and pose a shock hazard For safety reasons we recommend that a qualified electrical contractor properly terminate any such wiring within a junction box to minimize any potential electric shock hazard Improperly Terminated Wires at Center Area There are several open electrical
15. Portions of this dwelling appear to pre date the requirement for insulation and we noted apparent additions and or remodeling that appear of newer construction Because of this it is possible that the exterior walls in some or all of the older areas may be un insulated and the newer sections may include insulation We suggest that consideration be given to upgrading all portions of the exterior walls as properly installed insulation can significantly impact energy requirements Under current energy conservation standards insulation would be required for all newly constructed dwellings Any significant renovation to an existing property may trigger additional requirements as well It is beyond the scope of this limited visual inspection to positively conform the presence or absence of insulation within concealed wall cavities No representations can be made as to the conditions within concealed and or inaccessible areas Interested parties desiring further information should contact a qualified insulation contractor for further evaluation and or alternatives available to install insulation as a property upgrade General Site Comments Trees and Vegetation Informational Conditions 7 There are trees vegetation etc on this property The evaluation of such issues is beyond our expertise and are specifically excluded from the scope of this report However we may comment on the apparent presence of trees vegetation other landscaping and or related i
16. and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 17 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Intermediate Floor Framing Informational Conditions f The framing post pier and or girder connections would be considered insufficient and or potentially vulnerable by current seismic and or construction standards While this may have been acceptable at the time of construction it is now recognized that stronger connections are necessary to maintain the integrity of a dwelling in an earthquake Interested parties should consult with a qualified seismic contractor to discuss further evaluation and or upgrade options We noted staining on the sill rim joist and or cripple wall areas at various areas around the building perimeter This may be noted in the WDO report Please refer to that specialists report for any suggested service We recommend monitoring these areas for any indications of moisture and servicing as necessary There are one or more perimeter foundation areas where the wood sill foundation and or the wood framing members are closer to the soil grade line than current standards would recommend Current standards would require that the wood sill be a minimum of eight inches above the adjacent soil line Any su
17. and or safe access Current generally accepted electrical standards would call for thirty six inches of clear space in front of it to facilitate an emergency disconnect Generally speaking the panel assembly should be installed high enough off grade to provide reasonable access but no higher than seventy nine inches The panel should also have a minimum of thirty inches of clearance side to side Interested parties desiring further information should consult with a qualified electrical contractor Safety q One or more circuits within the panel do not appear properly labeled Generally accepted electrical safety standards require that all circuits be clearly labeled so that in an emergency the appropriate circuit can be readily identified Interested parties should consult with a qualified electrical contractor for service Further Evaluation This panel appears to be undersized by current electrical safety standards for the size and the potential load imposed by the dwelling We suggest that consideration be given to upgrading the system to a larger capacity panel that will allow room to expand Interested parties should consult a qualified electrician with a view to upgrading the service Exterior Cover Panel Functional Components and Conditions m The exterior cover of the electrical sub panel is in acceptable condition Wiring Functional Components and Conditions m There are no visible deficiencies with the electrical wiring in the sub panel The wiring
18. discussion Safety We noted indications of rodent activity at the water heater area This poses a potential health hazard and should be properly sanitized cleaned by a qualified specialist We are not qualified to determine whether these signs are older or recent in nature We suggest that licensed pest control operator be engaged to evaluate and service the area These qualified specialists may suggest additional measures to control the problem We noted one or more rodent carcasses in the crawlspace area We recommend that a qualified animal control specialist dispose of the remains and properly sanitize the area Further Evaluation We are not qualified to perform a pest inspection and we specifically disclaim all such issues However we may comment on the apparent presence of rodents and or other pests when observed in the course of this inspection Any comments are those of a lay person and are made for the convenience of the client only We recommend that a qualified specialist be engaged to fully evaluate the property and properly clean any affected areas as pest and or rodent droppings may pose a significant health risk Please refer to the WDO report for any recommendations regarding tenting for a WDO infestation Should this property require tenting for WDO treatment any further evaluation regarding the presence of rodents should be made prior to any WDO tenting of the property The chemicals used in tenting for WDO will kill any rodents or m
19. dwelling general site topography and or location this would not be considered an unusual finding This may be from over irrigation or from improper surface and or subsurface drainage We suggest adjusting the sprinklers away from the house etc and directing all downspouts away from the foundation It would be prudent to monitor the crawlspace for indications of further moisture intrusion and call a drainage contractor if warranted The sub floor area below one or more tub showers are not sealed rodent proofed This is a common point of pest intrusion Current construction standards recommend that any such openings be sealed with wire mesh or similar material to prevent rodent intrusion into the wall cavities etc We suggest that a qualified trades person be consulted regarding properly sealing this area There are indications of a possible wood destroying organism infestation with in the crawlspace that may be noted in the WDO report Please refer to that specialists report for any specific recommendations There are indications of re leveling work in the foundation crawlspace area We noted the addition of shim type material to several areas of the foundation post pier and or perimeter areas Current standards would require that the perimeter supports be continuously supported this is often done by the injection of structural grout into the gaps between the shims in older installations There were no apparent indications of distress in the surrounding a
20. energy efficient lighting such as florescent lights or that manual on auto off motion sensor switches be installed We recommend that the lighting be upgraded to conform to current energy efficiency standards This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 71 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm as a property upgrade Significant remodeling to this area may trigger mandatory upgrades to this system Interested parties desiring further information should consult with a qualified electrical contractor Receptacles Functional Components and Conditions m The bathroom receptacles are functional and include ground fault protection as required GFCI protection is an important safety feature and would is required on all new receptacles installed in high risk damp areas such as bathrooms the exterior garage laundry kitchens etc Per the manufacturers instructions all GFCI receptacles should be tested a minimum of once a month to insure proper operation Interested parties desiring further information should consult with a qualified electrical contractor Registers Functional Components and Conditions m Ventilation register present and air flo
21. fifteen to one hundred gallons They can be expected to last at least as long as their warranty which is typically five to eight years Many will last longer However few of them last longer than fifteen years and many will eventually leak It is always wise to have them installed over a drain pan and preferably one plumbed to the exterior Also they can be dangerous if they are not seismically secured and equipped with either a pressure temperature relief valve and discharge pipe plumbed to the exterior or a Watts 210 gas shut off valve Enclosure Comments Informational Conditions The area around the water heater should not be used for storage The area around the appliance should be kept clear to allow proper air flow and access in an emergency or for service We recommend that the area be kept clear of stored items to insure service access and for the safe operation of the appliance We noted indications of rodent intrusion within the exterior water heater enclosure Please refer to the general site section for further commentary Age Capacity and Location Informational Conditions m Hot water is provided by a 8 year old 50 gallon gas water heater that is located in the utility enclosure The water heater does not appear original to the property We suggest obtaining copies of all relevant installation documentation manuals and or permit that would indicate the work was completed by a qualified specialist with appropriate jurisdictiona
22. for all types of window replacements even the retrofit type windows that traditionally have not required a permit Consequently we recommend that interested parties obtain copies all relevant documentation building permits etc for your records on the property These should confirm that the windows were installed by a qualified professional and may include any applicable warranties or guarantees that may be transferable This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist It is beyond the scope of this CREIA compliant property inspection to evaluate the integrity of multi glazed window panes for failed hermetic gas seals The hermetic seal is designed to contain the inert gas in between the glass panes and prevents condensation fogging from occurring Fogged and or failed seals are a largely aesthetic issue and may hold different levels of significance to different people Many times a failed hermetic seal may only be visible at certain times of the day For the convenience of the client we may comment on failed seals that are obvious at the time of inspection However any notations we make should NOT be considered comprehensive as we may not see all failed seals due to lighting and or limited access We recommend independently confirming the integrity of the gas seals if this is of importance to the
23. from seeking a specialist opinion particularly on older homes where many of these systems may be nearing or even past what would be considered the typical design life of the materials involved This is why it is advisable to obtain prior water usage records for the property The water consumption for a dwelling will obviously vary with the occupants usage patterns and types of fixtures or systems installed but they may give clues to issues that might otherwise go undetected For example a sudden significant rise in water usage might indicate a leak in the underground portion of a pipe or it may simply be the result of installing a lawn sprinkler system This is why it is important to ask the occupants about such issues as they often have the most intimate knowledge of the property and its unique conditions This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 40 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Potable Water Pipes Water Meter Informational Conditions 7 The water meter is located at the front center of the property at the yard wall Water Main Location Informational Conditions The main water shut off valve is located at the front adjac
24. herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 63 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Bedrooms In accordance with CREIA and industry standards of practice our inspection of bedrooms includes the visually accessible areas of walls floors cabinets and closets and includes the testing of a representative number of windows and doors switches and outlets We evaluate windows to ensure that they meet light and ventilation requirements and facilitate an emergency exit or egress but we do not evaluate window treatments nor move furniture lift carpets or rugs empty closets or cabinets and we do not comment on cosmetic deficiencies Master Bedroom Location Informational Conditions f The master bedroom is located at the left rear of the residence General Comments Informational Conditions j This area appears to have been part of a remodel or an addition Interested parties are encouraged to obtain a full permit history for the property and copies of any other relevant documentation that would indicate the work was completed by a qualified specialist with appropriate jurisdictional oversight Our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and latent defects that may exist The attic can be accessed through a hatch in the ceiling of the ma
25. homeowners maintenance This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 73 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Informational Conditions m m m m The counter top was partially covered with personal property counter top appliances etc and was not fully visible Our inspection is strictly limited to the visible areas Functional Components and Conditions The kitchen sink appears serviceable Faucet Functional Components and Conditions The kitchen sink faucet is functional Valves and Connectors Functional Components and Conditions The valves and connectors below the kitchen sink appear functional However they are not in daily use and may become stiff or frozen over time Trap and Drain Functional Components and Conditions The trap and drain at the kitchen sink are functional Informational Conditions m m Stored personal property restricted the view beneath sink prevents a complete evaluation of the area Garbage Disposal Functional Components and Conditions The garbage disposal responded to normal user controls when tested and appears serviceable Gas Range Functional Components and
26. local jurisdictional requirements The storage area was not accessible at the time of inspection No representations can be made as to the conditions within concealed and or inaccessible areas We suggest that the area be made accessible and inspected Components amp Conditions Needing Service Evaluation f The exterior door appears moisture damaged at the base and should be serviced or replaced as necessary This may be noted in the WDO report We recommend that a qualified trades person service as needed Irrigation General Comments and Description Informational Conditions f There are a wide variety of irrigation components such as pipes that could include old galvanized ones more dependable copper ones and modern polyvinyl ones that are commonly referred to as PVC However among the latter the quality can range from a dependable thick walled type to a less dependable thin walled type and it is not uncommon to find a mixture of them To complicate things significant portions of these pipes cannot be examined because they are buried Therefore we identify a system based on what type of pipe that can be seen We recommend that you have the sellers demonstrate an automatic sprinkler system before the close of escrow and indicate any seasonal changes that they may make to the program Automatic Polyvinyl Sprinklers Informational Conditions We do not evaluate automatic sprinkler systems and recommend that the sellers demonstrate the system to t
27. may inhibit emergency egress We recommend removal and or relocation of these latches for safety reasons Closets Functional Components and Conditions The bedroom closet and its components are functional Informational Conditions The closet could not be fully evaluated because it was full of personal belongings Lights Functional Components and Conditions The lights in the bedroom are functional Receptacles Functional Components and Conditions This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 66 m m q Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm The bedroom receptacles tested are functional Informational Conditions One or more of the bedroom receptacles were obstructed by furniture and were not tested There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components and Conditions Ventilation register present and air flow verified in bedroom It is beyond the scope of a home inspection to verify adequacy evenness etc of airf
28. methods appear generally consistent with practices of the apparent time of construction and or installation Circuit Protection Functional Components and Conditions m The circuit breakers within the sub panel have no visible deficiencies Informational Conditions 7 Some or all of the sub panel circuits are not labeled This makes it difficult to quickly reset a breaker or to shut power off in an emergency We recommend that a licensed electrician evaluate the system The kitchen garbage disposal and dishwasher appliances appear served by a single circuit in panel Current standards would require separate circuits for all major appliances such as these Any major remodel upgrade of this area may trigger a mandatory upgrade to the circuits serving this area We recommend bringing the installation into conformance with current standards as a property upgrade Interested parties should consult a qualified electrical contractor for further information and or service The dwelling appears to pre date the requirement for a new type of circuit safety device called an Arc Fault Circuit Interrupter AFCI breaker They are designed to detect particular type of arcing faults in an electrical circuit and shut off power if it is detected Current standards require AFCI breakers to be installed on all interior convenience outlets within the dwelling We recommend that the dwelling be upgraded to meet current standards as a property safety upgrade Interested parties desir
29. pm Overcast Temperature at time of inspection 60 70 Degrees Hyuk Tav Rotondale Que Foor Alain Pinel Realtors 520 El Camino Real Suite 100 San Mateo CA 94402 Phone 650 548 1111 Fax 650 548 1238 Mobile 650 274 5503 Email que quefoor com Wood Frame Yes Yes One California Ranch Estimated Year Built 1947 Unofficial Sq Ft 1100 People on Site At Time of Inspection Seller s General Property Conditions Seller s Agent The inspection was performed on a three bedroom two bath single family dwelling The detached garage appears sufficient to park one compact standard size auto The carport area appears sufficient to park three compact standard size autos The gas electrical power and water were on at the time of inspection AMENDED REPORT The original report was amended on Nov 28 2008 to clarify expand on several under floor plumbing related conditions or issues Please refer to the enclosed inspection report for a detailed discussion of the conditions observed at the This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 2 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm time of inspection Intereste
30. practices at the time of apparent installation Today more stringent safety standards apply Should any major electrical work be done on the panel the affected areas may be required to comply with any of the relevant safety regulations in place at that point in time The ground connection is not bonded at the conduit bushing connection where the metal conduit connects to the panel as current electrical safety standards would require We recommend that this installation be brought into conformance with current standards as a property safety upgrade Interested parties should consult with a qualified electrician for further information and or service The grounding installation at the sub panel appears to conform to older standards We noted no separate ground buss installed in the panel as current standards would require As additional circuits are added to this panel it will be necessary to install a rated ground buss for use with new circuit installations We suggest that this installation be brought into conformance with current standards as a property safety upgrade Interested parties should consult with a qualified electrician for further information and or service Components amp Conditions Needing Service Evaluation 7 Several circuit ground wires have been improperly terminated on the neutral bus bar The neutral bus bar in the sub panel is required to float or be independent of the ground system at a sub panel Under normal operating condit
31. qualified to perform an inspection for related to the conditions resulting from the presence of pets any latent damage that may have resulted from there presence the presence of any pet related allergens etc and specifically disclaim all such issues However interested parties may wish to inquire of the occupants as to any known issues with pets past or present We may comment on flooring stains cosmetic pet damage to doors walls trim etc when observed in the course of this inspection Any comments are those of a lay person and are made for the convenience of the client only We do not lift carpet or floor coverings to determine the conditions concealed within No opinions can be offered as to the conditions within inaccessible or concealed areas We suggest that any carpets and or floor coverings be properly cleaned sanitized prior to occupancy Interested parties desiring further information and or any suggested service should consult with an appropriate specialist This property may have had multiple occupants over the course of its life Additionally a variety of trades people etc may have had access to the property over time Consequently there may be multiple copies of the keys in existence for the property We recommend that the buyers have all locks re keyed prior to occupancy Additionally all access points should be reviewed for both security and egress The evaluation of property security issues is outside the scope of this inspecti
32. reader Please refer to the room area location in the report for any specific comments Safety The windows in one or more bedrooms do not meet current egress requirements Current standards would require the operable portion of a bedroom window to measure a minimum of twenty four inches high or twenty inches wide with a minimum openable area of 5 7 square feet and have a maximum sill height of This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 26 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm forty four inches in order to facilitate an emergency exit for the occupants and or emergency egress for a fireperson wearing breathing apparatus A significant remodel of this area may trigger mandatory upgrades to any non conforming areas We recommend that consideration be given to upgrading the current installation to conform to current safety standards as repairs and or renovations are undertaken q We noted one or more bedroom window latches that appear installed higher than is generally recommended to facilitate emergency egress For doors and or windows that may be used for emergency egress the latching mechanisms should be installed no more than 48 in
33. removing access panels other than those provided for homeowner maintenance B The Inspector may at his or her discretion 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 Include photographs in the written report or take photographs for Inspector s reference without inclusion in the written report Photographs may not be used in lieu of written documentation 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
34. routine homeowner maintenance of any bathroom is periodic re sealing of tile grout and re caulking of joints This should be a minimum of once every one to two years We recommend that an evaluation by a qualified tile contractor be conducted on an as needed basis Walls amp Ceiling Functional Components and Conditions m The walls and ceiling are in acceptable condition Multi Glazed Windows Functional Components and Conditions m The multi glazed window in the bathroom is functional Cabinets Functional Components and Conditions m The bathroom cabinets are functional Sink Countertop Functional Components and Conditions m The bathroom sink countertops are functional Sink Faucet Valves amp Connectors Trap amp Drain Functional Components and Conditions 7 The bathroom sink and its components are functional except as noted elsewhere This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 69 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Informational Conditions f The mechanical sink stopper will need to be serviced or adjusted to work well Stall Shower Functional Components and Conditions m The stall shower is functional and the enclosure
35. safe operation of the important devices Like you we need a way to remind ourselves of critical routine maintenance items such as this We have found that doing this when we change our clocks for daylight savings time is a good way to insure that it happens Conditions associated with all forms of microbial growth may or may not be present at this property CREIA and industry standards for a general property inspection call for reporting conditions resulting from moisture intrusion and or the resulting damage deterioration The actual inspection and or identification of microbial growths molds mildews is outside the scope of our expertise and the scope of this inspection All such issues are SPECIFICALLY DISCLAIMED The analysis of such issues requires very sophisticated laboratory testing and a highly trained specialist to determine the type of growth any associated health risk and any remedial action necessary for the specific conditions present If conditions related to possible moisture intrusion and or damage are noted within the report it is recommended that further evaluation testing remediation be conducted by a qualified specialist such as an industrial hygienist Any necessary repair correction of moisture damage and or mold remediation should follow generally accepted standards such as IIRC S500 for Water Damage Restoration or IIRC S520 for Mold Remediation Failure to This report has been produced in accordance with our signed contract an
36. seaming that would be done on site in conventional roof installations Since seams and penetrations are the more frequent points of moisture intrusion and or failure a properly manufactured membrane will typically improve the long term performance of the roofing system These roofs appear to perform very well over time if they are periodically maintained While some low slope and or flat roofs are adequately pitched toward drains many are not and will allow water to pond It will only be dispersed by evaporation The most common cause of leakage results when roofs are not serviced and foliage and other debris blocks the drainage channels What remains true of all roofs is that whereas their condition can be evaluated it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests which are beyond the scope of our service Even water stains on ceilings or on the framing within attics will not necessarily confirm an active leak without some corroborative evidence and such evidence can be deliberately concealed Consequently only installers can credibly guarantee that a roof will not leak and they do We cannot and do not give any such guarantees We will examine every roof evaluate it and even attempt to approximate its age but we will not predict its remaining life expectancy nor guarantee that it will not leak Naturally the This report has been produced in accordance with our signed contrac
37. section at the side of the property We noted no apparent indications of soil movement at the time of inspection However because of the slope at the rear of the property it would be prudent to periodically inspect and or monitor the backyard structure and slope for any signs of soil movement If any are noted immediately have a geological evaluation that should include an evaluation of other important and related issues such as grading and drainage Drainage Mode and Conditions Informational Conditions f Drainage is facilitated by hard surfaces soil percolation and full gutters The downspout flow should be directed away from the property Improper site drainage can be a significant source of moisture infiltration into any structure We recommend that exterior grading be adjusted to provide positive slope away from the dwelling for a minimum of six feet Interested parties are encouraged to discuss this issue further with a qualified drainage and or general contractor who can recommend solutions that are optimum for this particular circumstance The property does not have hard surfaces at all areas adjacent to the foundation to facilitate proper drainage Water may percolate and pond adjacent to the residence which is not ideal and you may wish to consider upgrading the site by adding hard surfaces with swales or area drains that direct water away from the residence There are one or more areas where water will collect at the foundation perimeter ins
38. simultaneously Inspect Refer to Part 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 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 pro
39. supply ducting at within thirty six inches of the furnace connection is installed in contact with wood framing and or other potentially combustible materials Certain manufacturers and or models of furnace require minimum clearances for the supply ducting adjacent to the unit This is apparently to minimize the risk of fire should the furnace fail The verification of a given systems conformance to the manufacturers installation instructions is beyond the scope of this inspection and is specifically disclaimed The safe and efficient operation of the system is dependent on the proper installation of the system It is suggested that the conformance of the installation with the manufacturers installation requirements be independently confirmed Interested parties are encouraged consult with a qualified HVAC contractor familiar with this particular system for further information and or verification of the installations conformance to the manufacturers requirements This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 59 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Living In accordance with CREIA and industry standards of practice our inspection of the int
40. supported with listed plastic hanger assemblies at intervals not exceeding four feet Interested parties should consult with a qualified plumbing contractor for further information and or any necessary service Portions of the drain vent sanitary sewer pipe in the crawlspace appear supported with supports straps and or hangers not designed rated for this purpose Generally accepted plumbing practices require that drain waste vent pipe be supported with listed materials and or hanger assemblies Interested parties may wish to consult with a qualified plumbing contractor for further information and or any suggested service There are copper supply pipes improperly supported using galvanized strapping materials While this typically has little effect on the copper plumbing pipes it is improper and may lead to corrosion of the galvanized components Components amp Conditions Needing Service Evaluation Copper and galvanized water supply pipes within the crawlspace appear to have been directly and or improperly connected at several areas The direct connection of dissimilar metals creates an electrolytic condition that will result in accelerated corrosion on the galvanized pipe material This will eventually result in deterioration and or leaks at the galvanized piping We recommend further evaluation and service as necessary by a qualified plumbing contractor This report has been produced in accordance with our signed contract and is subject to the ter
41. systems in accordance with CREIA and industry standards of practice which includes identifying the type and capacity of the service and evaluating panels overload conductors wires panel grounds and a representative number of switches and outlets However there are a wide variety of electrical systems with an equally wide variety of components and any one particular system may not conform to current standards or provide the same degree of service and safety We are generalists and not specialists In compliance with industry standards we do not perform load calculations to determine if the supply meets the demand of the household It is essential that any service recommendations or upgrades recommendations that we make should be further evaluated by specialist well before the close of escrow They may well provide further evaluation information price quotes et cetera and may well identify additional defects and or recommend further upgrades the scope and price of which could affect your evaluation of the property Main Panel Service Entrance Mast Weatherhead and Cleat Functional Components and Conditions m The service entrance mast weather head and cleat are in acceptable condition Type of Wiring Informational Conditions f The residence appears to be served by a combination of different wire types We observed knob and tube rigid and flexible metal conduit and non metallic cable commonly called Romex at the visible accessible areas of t
42. that proper soil clearances be maintained below this edge to prevent moisture and unseen wood destroying organism entry behind the stucco cladding e See Attached Illustration 2 This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 19 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Portions of the stucco extend down to the soil without the benefit of a weep screed which allows the house walls to move independent of the foundation and not only prevent the plate line cracks that are commonly seen at the base of many stuccoed walls but isolates the stucco from the soil and inhibits the wicking effect of moisture being drawn up into the stucco that in turn creates the flaking and peeling that is common on such surfaces e See Attached Illustration 3 Components amp Conditions Needing Service Evaluation f Portions of the exterior cladding appear weathered and should be sealed caulked and or properly painted sealed We recommend further evaluation and service as necessary by a qualified painting contractor Exterior Wall Insulation Informational Conditions f Exterior wall insulation was not generally required on dwellings built prior to 1978 79
43. the WDO report Please refer to that specialists report for specific repair recommendations We recommend that any necessary repairs be completed by a qualified general contractor per the WDO report recommendations Safety As a Safety precaution we suggest installing handrails on steps that have two or more risers and particularly if children or the elderly visit or occupy the property The handrails on the exterior steps and or walkways do not conform to current safety standards They should have an easily graspable handhold be thirty four to thirty eight inches high with pickets no more than four and three eights inches apart and they should return to the wall at the top and bottom We recommend that the occupants take appropriate precautions to safeguard visitors children and or the elderly Additionally we would encourage all interested parties to consider upgrading these areas to conform to current safety standards Please understand that any significant work to these areas may trigger a mandatory upgrade to some or all of this installation The treads and risers do not conform to current standards are not uniform and could prove to be a trip hazard The treads are those components on which a person steps on For safety reasons the treads should be a minimum of ten inches in depth when there is a stair nosing and at least eleven inches on treads with no nosing The rise is that distance between the steps which should not be greater than seven a
44. the construction but the methods appear generally consistent with the construction standards practices for the respective periods of construction Poured Concrete Basement or Stem Walls Functional Components and Conditions m The visible portions of the foundation stem walls appear in generally acceptable condition except may be noted elsewhere Informational Conditions 5 The dwelling appears to have undergone one or more additions The visible portions of the foundation stem walls at both the original and addition area s have bolts and or restraints installed In general the spacing and size of the bolts or restraints used would appear to conform to older standards and would not be considered adequate under current seismic or construction standards Prior to the later 1970 s building construction standards did not fully recognize seismic load stress issues in construction and or design The spacing and size of the bolts used in this period of construction would have been considered adequate at the time but would not meet current seismic and or general construction standards In general the performance of older foundations such as this are unpredictable in a seismic event Interested parties are This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Insp
45. this insulation that ere manufactured and installed prior to 1979 consist of shredded paper and are flammable Current standards call would recommend nine inches or more depending on the climate zone Interested parties desiring further information on upgrading the installation and or available rebates should consult with a qualified insulation contractor or PG amp E Any planned upgrades should include a payback calculation on the upgrades as the savings in energy costs This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 35 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm may not warrant the expenditure This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 36 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Roof Attic Detached Building Metal Roof General Comments and Description Informational Conditions m There are several basic types of m
46. to detect identify or disclose any health or environmental conditions regarding this building or property including but not limited to the presence of asbestos radon lead urea formaldehyde fungi molds mildew PCBs or other toxic reactive combustible or corrosive contaminants materials or substances in the water air soil or building materials The Inspector is not liable for injury health risks or damage caused or contributed to by these conditions GENERAL PROVISIONS The written report is not a substitute for any transferor s or agent s disclosure that may be required by law or a substitute for Client s independent duty to reasonably evaluate the property prior to the close of the transaction This inspection Agreement the real estate inspection and the written report do not constitute a home warranty guarantee or insurance policy of any kind whatsoever No legal action or proceeding of any kind including those sounding in tort or contract can be commenced against Inspector Inspection Company or its officers agents or employees more than one year from the date Client discovers or through the exercise of reasonable diligence should have discovered the cause of action In no event shall the time for commencement of a legal action or proceeding exceed two years from the date of the subject inspection THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW This Agreement shall be binding upon and inure to the benefit of the
47. to facilitate an emergency exit for the occupants and or emergency egress for a fireperson wearing breathing apparatus In general a significant remodel or window change in this area may trigger mandatory upgrades to any non conforming areas We recommend that consideration be given to modifying the installation to conform to current safety standards for occupant safety The window treatments storm or noise abatement installations and or hardware in this sleeping area may restrict the operation of the window or windows This may prevent and or impede an emergency exit by the occupants or an emergency egress by emergency personnel wearing a breathing apparatus This installation poses a life safety risk We recommend modifying the installation to provide full emergency access to the windows Interested parties should consult with a qualified trades person for any necessary service The window latch latches appear higher than forty eight inches and may inhibit emergency egress We suggest relocation of these latches for safety reasons Closets Informational Conditions m m The closet could not be fully evaluated due to stored personal property One or more closet doors were blocked by furniture and or personal belongings and could not be evaluated Lights Functional Components and Conditions The lights in the bedroom are functional Receptacles Functional Components and Conditions The bedroom receptacles tested are functional I
48. type rated for underground ground contact use The use of non rated materials for this application may result in degradation of the insulation and could pose a potential safety risk should the insulation fail Any underground wiring should be rated for this application We recommend that a qualified electrician evaluate and service as necessary Romex to Garage Improper Material q There several improperly terminated electrical wires within the crawlspace We could not determine if these were live connections Unless both ends of an electrical wire are visible it is assumed that any such wires could become energized and pose a shock hazard For safety reasons we recommend that a qualified electrical contractor properly terminate any such wiring within a junction box to minimize any potential This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 13 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm electric shock hazard Right Center Area Typical Ventilation Informational Conditions 7 The crawlspace under floor area ventilation would be considered insufficient by current standards Inadequate ventilation may contribute to increased moistu
49. with CREIA and industry standards of practice If the foundation is a slab type we examine the visible portions on the interior surfaces and the exposed portions between grade and the exterior cladding If it is a raised foundation we either enter the crawlspace to inspect its structural components or indicate in what manner it was evaluated Similarly we identify the structure of walls and the roof framing However we are generalists and not specialists However in the absence of any major defects we may not recommend that you consult with a geo technical or structural engineer but this should not deter you from seeking the opinion of any such expert Raised Foundation or Basement General Comments Informational Conditions 7 This residence has a raised foundation Such foundations permit access and provide a convenient area for the distribution of water pipes drain pipes vent pipes electrical conduits and ducts However although raised foundations are far from uniform most include concrete footings and walls that extend above the ground with anchor bolts that hold the house onto the foundation but the size and spacing of the bolts vary In the absence of major defects most structural engineers agree that the one critical issue with raised foundations is that they should be bolted Our inspection of these foundations conforms to CREIA and industry standards of practice which is that of a generalist and not a specialist and we do not use a
50. 318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Inspect fuel tanks or determine if the fuel gas system is free of leaks Inspect wells or water treatment systems SECTION 6 Electrical Systems A Items to be inspected Service equipment Electrical panels Circuit wiring Switches receptacles outlets and lighting fixtures B The inspector is not required to Operate circuit breakers or circuit interrupters Remove cover plates Inspect de icing systems or components Inspect private or emergency electrical supply systems or components SECTION 7 Heating amp Cooling Systems A Items to be inspected Heating equipment Central cooling equipment Energy source and connections Combustion air and exhaust vent systems Condensate drainage Conditioned air distribution systems B The inspector is not required to Inspect heat exchangers or electric heating elements Inspect non central air conditioning units or evaporative coolers Inspect radiant solar hydronic or geothermal systems or components Determine volume uniformity temperature airflow balance or leakage of any air distribution system Inspect electronic air filtering or humidity control systems or components SECTION 8 Fireplaces and Chimneys A Items to be inspected Chimney exterior Spark arrestor Firebox Damper Hearth extension B The inspector is not required to Inspect chimney interiors Inspect fireplace inser
51. ECTION 1 Foundations Basements and Under floor Areas A Items to be inspected Foundation system Floor framing system Under floor ventilation Foundation anchoring and cripple wall bracing Wood separation from soil Insulation B The inspector is not required to Determine size spacing location or adequacy of foundation bolting bracing components or reinforcing systems Determine the composition or energy rating of insulation materials SECTION 2 Exteriors This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 84 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm A Items to be inspected Surface grade directly adjacent to the buildings Doors and windows Attached decks porches patios balconies stairways and their enclosures Wall cladding and trim Portions of walkways and driveways that are adjacent to the buildings B The inspector is not required to Inspect door or window screens shutters awnings or security bars Inspect fences or gates or operate automated door or gate openers or their safety devices Use a ladder to inspect systems or components SECTION 8 Roof Coverings A Items to be inspected Covering Drainage Fl
52. FCI Testing Informational Conditions 7 We noted one or more areas where ground fault circuit interrupter GFCI receptacles and or circuit breakers are installed These are important electrical safety devices and generally installed anywhere that moisture may be present i e kitchen baths laundry adjacent to sinks garage and exterior The units contain electronics components and are prone to random failure We recommend periodic testing of all such devices in keeping with generally accepted electrical safety standards Please refer to the manufacturers instructions for recommendations on the procedure and frequency of any recommended testing AFCI breakers are designed to protect electrical circuits from a particular type of arcing fault that would go undetected by a conventional breaker or even GFCI protection device The period of construction for this property appears to pre date the requirement for all electrical convenience circuits to be AFCI protected Any significant remodel renovation of the property may trigger mandatory upgrade requirements Generally speaking with some exceptions AFCI breakers would now be required on all electrical outlets in the dwelling for new construction or a significant remodel An electrical outlet is any place where an electrical device is connected installed i e wall convenience receptacles light fixtures hardwired smoke detectors etc We recommend that this installation be brought into conformance with cur
53. Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Mobile 650 740 8783 www PropertyEvaluation net Homelnspection sanbrunocable com INSPECTION OVERVIEW Client Tav Rotondale Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date 11 25 2008 Start 9 00 am End 12 30 pm Inspected by Skip Walker This Overview is intended to provide a convenient and cursory preview of the conditions and components that we have identified within the body of the report as needing further evaluation and or service The conditions and components in the Overview should not be considered the only significant findings or issues This Overview is obviously not intended to be comprehensive and should never be used as a substitute for reading the entire report nor is it a tacit endorsement of the condition of components or features that may not appear in this brief overview The reader must establish their own priorities after thoroughly studying all the comments recommendations in the entire report and consulting with other experts and or specialists as the reader may deem necessary We recommend that any service repairs safety upgrades etc be completed only by licensed qualified specialists and only with the benefit of permit The prospective buyer is specifically cautioned to obtain any further evaluations information price quotes et cetera pertaining to the comments service and or saf
54. Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 16 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Structural Detached Building Raised Foundation or Basement General Comments Informational Conditions f This residence has a raised foundation Such foundations permit access and provide a convenient area for the distribution of water pipes drain pipes vent pipes electrical conduits and ducts However although raised foundations are far from uniform most include concrete footings and walls that extend above the ground with anchor bolts that hold the house onto the foundation but the size and spacing of the bolts vary In the absence of major defects most structural engineers agree that the one critical issue with raised foundations is that they should be bolted Our inspection of these foundations conforms to CREIA and industry standards of practice which is that of a generalist and not a specialist and we do not use any specialized instruments to establish that the structure is level We enter the accessible areas to confirm that foundations are bolted and to look for any evidence of distress or damage in the structure We may not comment on lessor issues such as on commonplace shrinkage cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing which would not normally be an area of concern T
55. Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 81 Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Mobile 650 740 8783 www PropertyEvaluation net Homelnspection sanbrunocable com Terms and Conditions of Use Client Tav Rotondale Property Address 2318 Buena Vista Avenue Belmont CA 94002 Date 11 25 2008 The inspection report can be viewed on the Internet http Awww inspectvue com Enter the following Client Name and the Password Terms and Conditions This report is not transferable and was written for the sole use and benefit of named Client This report is a work product and is copyrighted as of the date of this report It is the exclusive property of the Walker Property Evaluation Services and for the exclusive use of the clients whose names appear therein Any use without the express written permission of the Client and Walker Property Evaluation Services is expressly prohibited Unauthorized duplication and or distribution of use of or reliance on this report by any party other than the clients has the effect of all parties agreeing to hold harmless individually jointly and or otherwise the inspector the Company their successors and assigns from any third party claims arising out of unauthorized distribution of the inspection report Any use or reliance whether authorized or unauthorized of the information contained herein c
56. al Comments and Description Informational Conditions f In accordance with industry standards we will not attempt to enter an attic that has less than thirty six inches of headroom is restricted by ducts or in which the insulation obscures the joists and thereby makes mobility hazardous in which case we will inspect the attic as best we can from the access point In evaluating the type and amount of insulation on the attic floor we use only generic terms and approximate measurements and do not sample or test its composition for a specific identification Also we do not move or disturb any portion of the insulation which may well obscure water pipes electrical conduits junction boxes exhaust fans and other components Access Informational Conditions i The attic can be accessed through a hatch in the master bedroom ceiling Framing Functional Components and Conditions f The visible portions of the framing within the attic appear to be in generally acceptable condition and appear to conform to the standards in place at the time of original construction except as may be noted elsewhere Informational Conditions f We noted prior repairs to one or more purlin braces We noted indications of significant alterations to the roof framing system apparently as a result of the addition and or remodel Interested parties may wish to obtain copies of any relevant installation documentation etc that would indicate that the work was done by a qualified contract
57. am to 12 30 pm Laundry 76 Garage 77 CERTIFICATIONS AND AFFILIATIONS 81 Terms and Conditions of Use 82 CREIA Standards of Practice 84 CREIA Code of Ethics 89 Energy Conservation and Utility Information 91 ILLUSTRATIONS 92 REPORT CONCLUSION 97 TABLE OF CONTENTS 98 This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 99
58. ammals inside the property as well It would be prudent to complete any rodent treatments prior to the WDO treatment process Interested parties desiring further information should consult with a qualified WDO sitructural pest control operator and a qualified rodent pest control operator Utility Equipment Informational Conditions There is a utility pole located on this property at the front left Grading and Drainage General Comments and Description Informational Conditions All structures are dependent on the soil beneath them for support There are a variety of soil types in this general area Some that might appear to be firm and solid can liquefy and become unstable during seismic activity Since earthquakes and land movement are part of the geologic make up of Northern California we cannot assume liability for the effects individual properties A number of areas have expansive soil types that can expand to twice their volume with the influx of water Expansive soils can move structures raising and lowering them and fracturing foundations and other hard surfaces In fact expansive soils have accounted for more structural damage than most natural disasters Water can be equally destructive and can foster conditions that are deleterious to health For this reason the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than the exterior grade Also the residence will have r
59. and Conditions m The combustion air supply and or vents for the gas furnace appear adequate Return Air Compartment and Filter Informational Conditions The interior portion of the return air compartment and or plenum was not accessible at the time of inspection and was not evaluated The air filter should be replaced or cleaned every two to three months when the system is used Evena slightly dirty air filter can reduce furnace efficiency by as much as 40 Interested parties should consult with a qualified HVAC contractor for further information and or service Electrical Informational Conditions Furnace emergency shutoff switch installed properly for the period of construction There appears to be no service utility receptacle installed in the crawlspace at the furnace as is generally recommended Interested parties may wish to have a qualified electrician install a GFCI protected receptacle in this area for equipment service use Thermostat Functional Components and Conditions m When tested the thermostat responded to normal user controls and appeared to function as intended It is beyond the scope of this inspection to verify the accuracy calibration of a thermostat Nor is it possible to This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspe
60. ants of a property are often the best judges of how well a system works and it would be prudent to ask them about its maintenance history and if they have been satisfied with its performance or you may wish to have a comprehensive evaluation by a specialist Most heating systems have a design life of twenty years but if any system is more than ten years old or if poor maintenance is suspected it would be wise to schedule a comprehensive service that includes cleaning motors fans and ducts Then change the filters every two to three months and schedule biannual maintenance service You should also be aware that we do not evaluate or endorse any heating device that utilizes fossil fuels and is not vented The presence and use of these within a residence commonly indicates the inadequacy of the primary heating system or of its distribution However these and every other fuel burning appliances that are not vented are potentially hazardous Such appliances include open flames or heated elements which are capable of igniting any of the myriad flammable materials found in the average home Also even the most modern of these appliances can produce carbon monoxide which in a tightly sealed modern home or a poorly ventilated room can result in sickness debilitating injury and even death We perform a conscientious evaluation of heating systems but we are not specialists and cannot see inside ducts Therefore it is imperative that any recommendation tha
61. any compensation inducement or reward to the owner of the inspected property the broker or agent for the referral of any business to the inspector or the inspection company or for inclusion on a list of recommended inspectors preferred providers or similar arrangements d Inspect for a fee properties where the employment itself or the fee payable for the inspection is contingent upon the conclusions in the report pre established findings or the close of escrow e Accept compensation directly or indirectly for recommending contractors services or products to inspection clients Il Inspectors shall act in good faith toward each client a Inspectors shall perform services and express opinions based on honest conviction and only within their areas of education training or experience b Inspectors shall be objective in reporting and not knowingly understate or overstate the significance of reported conditions c Inspectors shall not disclose personal information about the client seller tenant or others involved in the inspection without the approval of the individual s affected d Inspectors shall not disclose inspection results to anyone other than the client or the client s agent without the approval of the client Ill Inspectors shall avoid activities that harm the public discredit themselves or reduce public confidence in the profession a Inspectors will maintain professional relationships with clients colleagues a
62. appears to include safety glass as required Informational Conditions 7 We recommend periodic resealing the grout on the tile This extends the life of the tile and should be done every few years as part of normal homeowner maintenance The window area will be especially sensitive to moisture intrusion issues due to the low window sill height We recommend periodic service re sealing and or caulking area to forestall any potential moisture intrusion Interested parties should consult with a qualified trades person for further information recommendations and or service Toilet Functional Components and Conditions m The toilet is functional Exhaust Fan Functional Components and Conditions m The bathroom exhaust fan responded to normal user controls when tested and appears functional Lights Functional Components and Conditions m The bathroom lights are functional Informational Conditions 7 Current California energy conservation guidelines require that the bathroom lighting be a high efficacy type energy efficient lighting such as florescent lights or that manual on auto off motion sensor switches be installed We recommend that the lighting be upgraded to conform to current energy efficiency standards as a property upgrade Significant remodeling to this area may trigger mandatory upgrades to this system Interested parties desiring further information should consult with a qualified electrical contractor Safety q The light fixture above the shower
63. arances to grade and should be serviced Exterior Features Fascia and Trim e Several areas of the exterior wood eaves trim etc appear weathered and should be serviced Roof Attic Attic Ventilation e We noted one or more improperly sealed vent screens openings that should be serviced Electrical q We noted attic insulation in contact with several recessed lighting fixtures q We noted one or more improperly terminated electrical cables and or wires in the attic e There are several open electrical junction boxes that should be sealed e We noted one or more apparently damaged light fixtures within the attic that should be serviced Plumbing Potable Water Pipes Copper and Galvanized Pipes q Galvanized and copper pipes have been directly and improperly connected that the left exterior This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Overview Page 2 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Gas Gas Pipes q A portion of the gas supply pipe at the left side area appears improperly installed below grade Water Heater Exterior Enclosure Vent Pipe and Cap q There are several issues with the gas vent pipe installation that require further
64. are available from your Realtor or other sources through a Home Warranty policy These policies are generally available at the time of purchase for a nominal fee Floor Functional Components and Conditions m The floor in the kitchen is an engineered wood veneer a wood laminate material or a similar material We observed no significant blemishes and or defects in the visible portions of the flooring As with all types of flooring it requires periodic cleaning to maintain its appearance and water seal This type of flooring is susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Walls and Ceiling Functional Components and Conditions m The walls and ceiling in the kitchen appear in serviceable condition Cabinets Functional Components and Conditions 7 The kitchen cabinets have typical cosmetic wear and tear commensurate with their age and use Informational Conditions The interior portions of one or more cabinets were not fully visible due to stored personal property Our inspection is strictly limited to the readily accessible and or visible portions of the dwelling Counter Top Functional Components and Conditions m The countertop is a stone material and appears in serviceable condition with no significant defects apparent Stone is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of normal
65. area This condition may be noted in the WDO report as well Please refer to that report for specific repair recommendations We recommend that any necessary repairs be completed by a qualified contractor pursuant tot he recommendations of the WDO inspector We noted areas with no metal flashing above the window door and or other exterior trim as would be recommend under current standards This is common in older homes but could be considered an installation defect in newer construction In any case this may leave these areas more susceptible to moisture infiltration especially if they are not kept properly calked and painted We recommend periodic inspection of all exterior seams joints etc Any deterioration cracking and or separation should be properly sealed and painted by a qualified trades person Components amp Conditions Needing Service Evaluation 7 Several areas of the exterior wood eaves trim etc appear weathered and should be serviced sealed painted to forestall any further weathering or deterioration This may be noted in the WDO report as well Any recommended maintenance painting and or service should be completed by a qualified trades person This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 29 In
66. area does not appear to be not rated for moist or wet environments Suggest upgrading to a rated fixture for safety purposes Receptacles Functional Components and Conditions m The bathroom receptacles are functional and include ground fault protection as required GFCI protection is an important safety feature and would is required on all new receptacles installed in high risk damp areas such as bathrooms the exterior garage laundry kitchens etc Per the manufacturers instructions all GFCI receptacles should be tested a minimum of once a month to insure proper operation Interested parties desiring further information should consult with a qualified electrical contractor Informational Conditions The house is older and as is typical contains a type electrical wiring known as knob amp tube Unlike modern wiring knob amp tube wiring does not include a ground wire The outlet in the bathroom is GFCI protected but does not appear to have a ground wire installed While this is an approved method you may wish to have the wiring in this and other similar areas updated to include a modern three wire system Registers Functional Components and Conditions m Ventilation register present and air flow verified in the bathroom It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system This report has been produced in accordance with our signed contract and is subject to the terms and conditions a
67. arties are encouraged to consult with a qualified insulation contractor regarding the benefits and economics of installing insulation We suggest that insulation be installed to bring the dwelling into conformance with current energy standards as a property upgrade This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 15 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Structural Elements Wall Structure Informational Conditions i The visible portions of the walls appear to be framed using dimensional lumber Floor Structure Informational Conditions f The floor structure appears comprised of dimensional lumber framing and wood sub floor Ceiling Structure Informational Conditions f The visible portions of the ceiling structure appear framed using dimensional wood joists Roof Structure Informational Conditions The visible portions of the roof structure are conventionally framed with dimensional lumber joists rafters purlins collar ties et cetera This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of
68. as typically been allowed However even on replacement retrofit windows the openable portions of the window should still be installed to provide adequate emergency egress Current standards would require that at least one bedroom window measure a minimum of twenty four inches high or twenty inches wide with an openable area of 5 7 square feet and have a maximum sill height of forty four inches in order to facilitate an emergency exit for the occupants and or emergency egress for a fireperson wearing breathing apparatus In general a significant remodel or window change in this area may trigger mandatory upgrades to any non conforming areas We recommend that consideration be given to modifying the installation to conform to current safety standards for occupant safety The window treatments storm or noise abatement installations and or hardware in this sleeping area may restrict the operation of the window or windows This may prevent and or impede an emergency exit by the occupants or an emergency egress by emergency personnel wearing a breathing apparatus This installation poses a life safety risk We recommend modifying the installation to provide full emergency This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 67 Ins
69. ashings Penetrations Skylights B The inspector is not required to Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector Warrant or certify that roof systems coverings or components are free from leakage SECTION 4 Attic Areas and Roof Framing A Items to be inspected Framing Ventilation Insulation B The inspector is not required to Inspect mechanical attic ventilation systems or components Determine the composition or energy rating of insulation materials SECTION 5 Plumbing A Items to be inspected Water supply piping Drain waste and vent piping Faucets and fixtures Fuel gas piping Water heaters Functional flow and functional drainage B The inspector is not required to Fill any fixture with water inspect overflow drains or drain stops or evaluate backflow devices waste ejectors Sump pumps or drain line cleanouts Inspect or evaluate water temperature balancing devices temperature fluctuation time to obtain hot water water circulation or solar heating systems or components Inspect whirlpool baths steam showers or sauna systems or components This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 85 Inspection Address 2
70. ation in the report for any specific comments We noted one or more exterior doors that do not appear to be original to the property In general local jurisdictions require permits for all sliding glass door installations replacements Consequently we recommend that interested parties obtain a full permit history on the property and copies of all relevant documentation etc These records should confirm that the installation was performed with benefit of appropriate oversight by a qualified professional and include any applicable warranties or guarantees that may be transferable This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist Windows Functional Components and Conditions The windows tested appear in generally serviceable condition However in accordance with industry standards we do not test every window in the house and particularly if the property is furnished We do attempt to test the unobstructed windows in any sleeping areas to ensure that at least one will facilitate an emergency exit Please refer to the specific room area location section within the report for any further comments Informational Conditions q We noted window s in the dwelling that do not appear to be original to the property It is becoming increasingly more common for the local jurisdiction to require permits
71. bing research or analysis This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 88 CREIA Code of Ethics All Inspector Members MCI CCI and Candidates of the California Real Estate Inspectors Association CREIA are committed to providing professional high quality service to the public This code will serve as a basis for ethical decision making in the conduct of professional inspection work It sets forth principles and rules of conduct enforced by CREIA through specific procedures contained in Section B Judicial Procedures This Code of Ethics is applicable to all CREIA members as defined in the CREIA bylaws EFFECTIVE January 6 2006 Inspectors shall avoid conflicts of interest or activities that compromise or appear to compromise professional independence objectivity or inspection integrity In particular home inspectors shall not a Perform or offer to perform for an additional fee any repairs to a structure on which the inspector or the inspector s company has prepared a home inspection report in the past 12 months b Inspect for a fee any property in which the inspector or the inspector s company has any financial interest or any interest in the transfer of the property c Offer or deliver
72. causes of residential appliance related fires in the US Dryer related fires account for nearly 15 500 residential fires in the US each year To insure the safe operation of the attached system s we recommend annual inspection and cleaning of the system by a qualified trades person Portions of the dryer vent and or connector are a flexible aluminized or plastic type material In general this type of material traps lint more easily than a smooth metal type which may in turn compromise the performance of the dryer and can facilitate a fire Current standards require that all dryer connectors be listed rated for use as a dryer vent connector We recommend that this ducting material be replaced with an approved material for safety reasons Interested parties should consult with a qualified trades person for further information and or service Receptacles _ Functional Components and Conditions The receptacles in the laundry area are functional but are not GFCI protected as current standards would recommend We suggest that all receptacles be upgraded to include ground fault protection as a property safety upgrade Interested parties should consult with a qualified electrician regarding further information and or to upgrade the installation Garage General Garage Comments Informational Conditions It is common for moisture to penetrate garages because their slabs are on grade Evidence of this is typically apparent in the form of efflorescence
73. ch areas area will be more susceptible to wood destroying organism infiltration and or moisture infiltration This condition may be noted in the WDO report Please refer to that report for further information and or service recommendations Portions of the exposed building paper at the exterior walls show apparent age related deterioration This material typically has a design life of approximately fifty years Itis installed to provide a moisture barrier between the exterior cladding and the wood framing Deteriorated building paper leaves the underlying wood members more escapable to moisture damage Interested parties desiring further information and or service should consult with a qualified general contractor Structural Elements Wall Structure Informational Conditions f The walls appear to be framed with dimensional lumber Floor Structure Informational Conditions f The floor system consists of a poured slab that may include reinforcing steel and or a vapor barrier Ceiling Structure Informational Conditions f The ceiling structure appears framed using dimensional wood joists Roof Structure Informational Conditions f The roof structure is conventionally framed with dimensional lumber rafters purlins collar ties et cetera This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Eva
74. ch evidence can be deliberately concealed Consequently only installers can credibly guarantee that a roof will not leak and they do We cannot and do not give any such guarantees We will examine every roof evaluate it and even attempt to approximate its age but we can not predict the remaining life expectancy of the roof nor guarantee that it will not leak Naturally the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history We recommend that you inquire of the sellers about history of the roof and that you either include comprehensive roof coverage in your home insurance policy or that you obtain a roof certification from an established local roofing company Metal Roof General Comments and Description Informational Conditions 7 There are several basic types of metal roofs The most common in residential installations consist of ribbed interlocking panels or tiles that have been coated with a mineral compound This type mimics the appearance of clay concrete tile The other popular style is a standing seam roof These are comprised of a series of interlocking panels with raised seams Metal roofs are warranted for as much as fifty years Because metal roofs are noncombustible they are given a Class A fire rating the most resistant Part of a roof s classification depends on materials beneath the surface that could ignite in intense heat so some metal roofs applied over a
75. chanical system installation construction practices call for the vent used on kitchen exhaust fans to be a smooth walled material The smooth walled vent material will trap less grease when used and poses a much lower grease fire risk over time We recommend that a qualified HVAC contractor modify the evaluate and install duct material of an approved type Dishwasher Components amp Conditions Needing Service Evaluation The dishwasher does not appear equipped with the required countertop air gap assembly which is contrary to generally accepted plumbing standards and or the manufacturers installation instructions Under the correct set of circumstances this may allow effluent from the sink sanitary drain to contaminate the dishwasher which could pose a potential health risk We recommend that a qualified plumbing contractor evaluate and service as necessary This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 74 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm e See Attached Illustration 10 Lights Functional Components and Conditions m The lights in the kitchen responded to normal user controls when tested and appear functional Receptacles Fun
76. ches off the floor This is so that in an emergency children and or adults can reach the lock without having to stand up We recommend removal and or re location of any of these latching mechanisms for safety reasons q The window treatments storm or noise abatement installations and or hardware in one or more sleeping areas may restrict the operation of the window or windows This may prevent and or impede an emergency exit by the occupants or an emergency egress by emergency personnel wearing a breathing apparatus Any such installations may pose a safety risk We recommend modifying the installation to provide full emergency access to the windows Interested parties should consult with a qualified trades person for any necessary service Screens Functional Components and Conditions m The visible portions of the window screens appear in generally serviceable condition Due to furniture stored personal property and or window treatments all areas may not have been visible at the time of inspection No opinions are offered as to the conditions within concealed and or inaccessible areas Please refer to the body of the report for more specific comments on each room or area Lights Functional Components and Conditions f The exterior lights tested responded to normal user controls and appear generally functional except as may be noted elsewhere Informational Conditions f We were unable to test one or more of the exterior light fixtures as they app
77. cialist for further information and for any suggested upgrades to the dwelling As noted elsewhere portions of the attic area is insulated Installed insulation precludes a complete examination of the framing system Our inspection is strictly limited to the visible portions No representations can be made as to conditions within inaccessible or concealed areas Ventilation Functional Components and Conditions Ventilation within the attic is provided by a combination of eave dormer turbine ridge and or gable vents The visible portions of the installed attic ventilation appears to conform to generally accepted standards and would appear to be adequate _ Components amp Conditions Needing Service Evaluation m We noted one or more vent screens covers that appear improperly sealed deteriorated damaged and or missing This is a frequent point of entry for rodents or other pests into the attic area It is suggested that a qualified trades person service the installation as maybe necessary Electrical Functional Components and Conditions The attic area service light s responded when tested and appear functional Informational Conditions q The attic insulation covered much of the electrical wiring and prevented a complete evaluation No opinions are offered as to the conditions within concealed and or inaccessible areas There appears to be no service utility receptacle installed in the crawlspace at the furnace as is generally re
78. commended Interested parties may wish to have a qualified electrician install a GFCI protected receptacle in this area for equipment service use Portions of the attic area is insulated with a loose fill blown in material However we noted one or more recessed lights in the attic area with no insulation shield dam installed In general insulation should be at least three inches from any non insulation contact rated fixture to allow proper cooling air circulation An insulation shield is generally a section of sheet metal pipe installed around the fixture to insure that proper air space clearances are maintained between the insulation and the fixture The insulation dam prevents insulation from being installed against and or shifting over time to make contact with the fixture We suggest that a qualified trades person install modify the current installation to include appropriately sized insulation shields as a property safety upgrade Components amp Conditions Needing Service Evaluation We noted attic insulation in contact with several recessed lighting fixtures Some types of recessed lights are rated for insulation contact while other recessed lights are designed to cool by convection and may pose a significant fire safety hazard if air flow is restricted by insulation etc The manufacturers listing label on the light will typically recommend specific clearances where the units are not rated for insulation contact This is for fire safety reasons
79. consult with a qualified insulation contractor and or PG amp E Pressure Relief Valve Informational Conditions f The pressure temperature relief valve is on the water heater See the Water Heater Section Waste and Drainage System General Comments and Description Informational Conditions f We attempt to evaluate drain pipes viewing the visible portions of the system and by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains This test is not conclusive Only a video scan of the drain system can confirm its actual condition We recommend that the drain system be video scanned to verify the condition of the drain lines As is common significant portions of the drain and vent system may be concealed inside walls floors and are buried underground This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 43 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm No representations can be made as to the conditions within concealed or inaccessible areas However you can be sure that blockages will occur usually relative in severity to the age of the system and will range from minor ones in the branch l
80. ction Narratives Page 25 q m Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Components amp Conditions Needing Service Evaluation Portions of the carport roof framing appear moisture damaged and may be noted in the WDO report We suggest evaluation and repair by a qualified general contractor per the recommendation is that specialists report Exterior Doors Functional Components and Conditions The exterior doors are serviceable and appear to include safety glass where required Please refer to the room area location in the report for any specific comments Informational Conditions m It is beyond the scope of this CREIA compliant property inspection to evaluate the integrity of multi glazed window panes for failed hermetic gas seals The hermetic seal is designed to contain the inert gas in between the glass panes and prevents fogging from occurring Fogged and or failed seals are a largely aesthetic issue and may hold different levels of significance to different people For the convenience of the client we may comment on failed seals that are obvious at the time of inspection However any notations we make should NOT be considered comprehensive as we may not see all failed seals due to lighting and or limited access We recommend independently confirming the integrity of the gas seals if this is of importance to the reader Please refer to the room area loc
81. ction Narratives Page 58 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm determine if the thermostat is one approved by the manufacturer for use with the attached system Interested parties desiring further information should consult with a qualified HVAC contractor Registers Functional Components and Conditions m The registers appear functional Informational Conditions The return air register for the heating system is located at the hallway upper wall ceiling area The air filter is located in the intake grate It is important for the proper operation of the system to change the filter every two to three months during the heating and or cooling season Running the system with a dirty filter will not only reduce the efficiency and airflow of the system and it may actually reduce the systems useable life Type of Air Distribution Ductwork Informational Conditions The visible portions of the air distribution ducts appear to be combination of slip fitted metal type that are wrapped in an insulating material and portions using a flexible type with a plastic outer sleeve and a clear inner liner that encapsulates fiberglass insulation Air Distribution Ductwork Comments amp Conditions Functional Components and Conditions f The visible portions of the supply ducts appear to be in serviceable condition except where noted elsewhere Further Evaluation f We noted portions of the
82. ctional Components and Conditions 7 The kitchen area receptacles are all functional However they do not appear to include ground fault circuit Interrupter GFCI protection GFCI protection is an important safety feature and would be required on all new receptacles installed in high risk damp areas such as the exterior garage laundry kitchens bathrooms etc We suggest that all of the receptacles in all high risk areas be upgraded to include ground fault GFCI protection as a property safety upgrade Interested parties are encouraged to consult with a qualified electrical contractor for further information and or service Informational Conditions f There are fewer convenience receptacles installed than would be required under current standards Current electrical standards require a minimum of two 20 AMP circuits for convenience receptacles Kitchen countertop receptacles would be required on any section of countertop that is more than twelve inches in width they must be spaced no more than four feet apart and no appliance should be more than two feet from a receptacle All convenience receptacles must include ground fault circuit interrupter GFCI protection We recommend that the installation be brought into conformance with current electrical and safety requirements Interested parties should consult with a qualified electrician for further information and regarding installation of additional GFCI protected receptacles Appliances Not Evaluated I
83. d Drip Pan and Overflow Pipe Informational Conditions 7 The water heater is not equipped with a drip pan or overflow pipe which is designed to minimize water damage from a leak Combustion Vent Ports Informational Conditions 7 The water heater appears to have sufficient combustion air supply Seismic Straps Functional Components and Conditions m The water heater appears properly secured strapped and is believed to be in conformance with generally accepted standards Bonding Connection Functional Components and Conditions m Gas to hot to cold water bonding connection at hot water heater is properly installed This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 48 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 49 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Electrical We evaluate electrical
84. d the entire report to obtain full benefit of the information and that any recommendations that we make for service or further evaluation by specialists should be completed and documented well before the removal of transaction inspection contingencies because additional defects or issues could be revealed by specialists and or some upgrades recommended that could potentially affect your evaluation of the property Our service necessarily cannot include any form of warranty or guarantee We cannot predict the remaining life of a given system and or component This report was produced specifically for the subject dwelling the site within approximately six feet of the dwelling and the associated primary parking area This report does not include any other portions and or features of the site except as agreed to by the inspector and client prior to the inspection The purpose of this inspection and written report is to provide an unbiased opinion of the material defects and conditions visible at that point in time Further it is to describe the physical condition of the selected key systems and This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 6 components and parking area We provide an overview of this inspection at the
85. d final approval was granted We recommend review of the local zoning regulations local ordinances and all other records pertaining to this property These may be obtained from the local Building and Safety Department It is also advisable to obtain copies of all equipment appliance and material installation information as these may include information related to applicable warranties and guarantees This is important because our inspection does not tacitly approve endorse warrant and or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist We do not review the current use of the property for conformance with local zoning and or other restrictions that may be applicable We noted one or more apparently older smoke alarms installed within this dwelling While these older smoke alarm units may very well test properly experience tells us that it is wise to replace any units that approximately ten years or older with modern devices The sensors on these older units may not be as sensitive as the newer units and become may dirty and or obstructed with age This may result in them failing to respond when they are needed most The newer units tend to be far more reliable and are relatively inexpensive to replace We suggest that you consider replacement of any older units as a property safety upgrade It is critical that your smoke alarm batteries be changed twice per year to insure the
86. d inspecting the exterior once per year for weathering wear tear and or deterioration Any cracked caulking weathered or deteriorated wood etc should be properly sealed and or repaired We recommend that you not extend the intervals at which you paint and or seal the exterior past the manufacturers guidelines If anything it would be prudent to service the exterior a little more frequently than would be recommended as the cost of maintenance is always less than the cost to repair damage There are indications of repair work in the exterior cladding at a number of locations Interested parties should obtain copies of any relevant documentation that would indicate the nature and scope of the work Stucco consists of a cement and sand plaster mixture reinforced with wire mesh and is installed over a water resistant membrane Newer stucco installations are typically pigmented rather than painted These pigmented installations may show stains from moisture absorption from rains etc Stucco cracking is common and may be caused by a variety of issues such as movement of the building framing due to temperature humidity changes foundation settling seismic activity Minor cracks would not necessarily need repair as they will fill when the stucco is painted However cracks large enough to permit water entry should be properly caulked or patched In newer construction the bottom of the stucco has a metal drip edge installed called a weep screed It is important
87. d is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 3 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm follow generally accepted guidelines or standards can result in reoccurrence of such issues and the need for additional remediation or corrective measures It is not uncommon for dwellings constructed prior to 1977 1978 to use materials that are now considered hazardous These are typically found in the heating system gas flues in certain types of exterior cladding and in several types of interior wall and floor finishes These materials can often be found in ventilation duct wrap materials older blown in insulation pop corn or cottage cheese ceiling texturing material older floor tile materials wall texturing materials etc The United States Environmental Protection Agency EPA publishes a wealth of material on asbestos and its use in residential construction Interested parties with desiring further information or that are concerned about this issues are encouraged to consult the information available online at http www epa gov asbestos ashome html Given the apparent age of this dwelling interested parties may wish to have the property evaluated by a licensed hazardous materials abatement firm New pro
88. d parties are specifically cautioned to obtain any further evaluations information price quotes et cetera pertaining to the service and or safety recommendations made in this report well before the removal of any transaction inspection contingencies These qualified specialists may well identify additional defects and or recommend additional upgrades the scope and price of which could affect your evaluation of the property Portions of the residence were furnished and or had stored personal property because of this our access to and view of the components systems and surfaces in the home are necessarily limited In accordance with CREIA standards and industry practices we only inspect those components or surfaces that are exposed and readily accessible We do not move furniture lift carpets nor remove or rearrange or move items within closets and cabinets We will always make every reasonable effort to inspect a furnished dwelling as thoroughly as is possible However since this is a limited visual inspection it is possible that conditions issues and or defects may not be visible at the time of inspection and hence go undetected Portions of this property appear to be an addition and or remodel Consequently we recommend that interested parties obtain a full permit history on the property including copies all relevant documentation building permits etc for your records on the property We suggest confirming that all permits were issued an
89. d with insufficient clearances to drywall insulation wood framing and or other combustible materials and should be serviced A single walled vent pipe should be six inches away from any combustible material We recommend that the installation be modified by a qualified plumbing or HVAC contractor to provide the necessary clearances for safety reasons Further Evaluation z Portions of the vent pipe of the gas water heater are not an approved gas flue type and should be replaced by a qualified HVAC contractor The single walled vent connector pipe appears improperly routed through a concealed space Generally accepted HVAC installation and safety standards do not allow single wall vent connector material to be installed in concealed areas attics or to penetrate a bulkhead wall concealed space Gas appliance vent pipes passing through concealed areas are required to be a Type B or double walled material for fire safety reasons We recommend that the vent system be fully evaluated and serviced modified as needed by a qualified HVAC contractor to insure the safe performance of any attached gas appliances There is no metal thimble installed at the ceiling penetration for the vent pipe as is generally required The opening at the flue pipe penetration creates a void in the garage firewall assembly A thimble is a donut shaped metal ring that seals the opening between the flue pipe and the dry wall Generally accepted construction practices require the installa
90. ding the need for any upgrades to the foundation system Method of Evaluation Informational Conditions 7 We evaluated the foundation walls by examining the portions visible above grade on the exterior and from within the interior Poured Concrete Basement or Stem Walls Functional Components and Conditions m The visible portions of the foundation stem walls appear in generally acceptable condition except may be noted elsewhere Informational Conditions 7 Portions of the stem wall were not fully accessible visible due to clearances ducting pipes stored personal property and or other obstructions and could not be fully evaluated No opinions are offered as to the conditions within concealed and or inaccessible areas The visible portions of the foundation appear constructed without bolts and or restraints installed While this would be consistent with the construction practices of the apparent era of construction it would be considered inadequate and or vulnerable by current seismic construction standards It is now recognized that much stronger foundation to framing connections are necessary to maintain the integrity of a dwelling during a seismic or other significant event Interested parties are encouraged to consult with a design professional and qualified seismic contractor to discuss further evaluation and or upgrade options which could impact you evaluation of this property This report has been produced in accordance with our signed contract
91. duct recalls and consumer product safety alerts are added almost daily to the thousands of already existing notices Should the clients interested parties be concerned that appliances and or other items installed in the dwelling might be on such lists they may wish to visit the U S Consumer Protection Safety Commission CPSC web site http www cpsc gov or www recalls com for further information A property inspection and the recognized standards of practice does not include the identification or research for appliances and other items installed in the dwelling that may be subject to recalls safety bulletins and or may appear on the CPSC lists We may make note of certain systems that we have personal knowledge of in the course of an inspection Any such notations are made for the convenience of the client and should never be considered exhaustive Interested parties should independently research the installed systems in the dwelling if this is an area of personal concern We noted one or more components in this dwelling that may be approaching or even beyond the normally anticipated average life span for similar systems All systems and components have a finite life span It is not possible to predict what the life soan may be for a given system While we test accessible fixtures systems and or built in appliances for their basic functionality We cannot guarantee the systems function in all modes and or operating conditions nor can we predict their rema
92. e exterior cladding appears to be generally in acceptable condition except as may be noted elsewhere Components amp Conditions Needing Service Evaluation f Portions of the exterior cladding appear weathered and should be sealed caulked and or properly painted sealed We recommend further evaluation and service as necessary by a qualified painting contractor Portions of the exterior cladding are installed with improper clearances to grade Generally accepted construction practices require that the exterior cladding terminate four inches above the soil or two inches above a concrete or masonry surface The proximity to grade may allow wood destroying pests entry into the structure and may result in accelerated deterioration of the material installed at grade This condition may be noted in the WDO report Please refer to that specialists report for any other comments or recommended service We recommend that a qualified general contractor evaluate the installation and modify the grading and or siding installation as necessary to establish appropriate clearances Exterior Features Fascia and Trim Informational Conditions 7 The asphalt and or masonry decks landings and or stairs appear to have been installed with areas where the exterior trim and or cladding are buried by the concrete with no visible flashing While this is a common installation defect it may allow for moisture intrusion into the exterior cladding and or the exterior trim at that
93. e information related to applicable warranties and guarantees This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist with Thermoplastic Roof Membrane Sections Functional Components and Conditions m The visible portions of the reinforced thermoplastic roof appears to be in serviceable condition However it will need to be kept clean and inspected annually Necessarily our service does not include any guarantee or warranty against leakage or remaining life For a roof certification or warranty a qualified roofing contractor would have to perform a water test and issue a roof certification Informational Conditions 7 This dwelling uses a one piece reinforced thermoplastic roofing system These types of roof vary in longevity but are generally warranted from 15 20 years The actual life depends on the specific material used the material thickness the quality of the manufactured seams how well the surface was prepared the actual weather exposure over time and a host of other factors These roofing systems are generally installed by first measuring the exact roof size and shape including all penetrations The roof membrane is then manufactured off site to exact size accommodating all rooftop penetrations The off site prefabrication of the roof in a controlled factory environment eliminates up to 85 of
94. e nature of the repairs and confirm that they were performed by a qualified trade specialist Portions of the foundation do not appear to be original construction We recommend that interested parties obtain all relevant documentation design permits etc pertaining to the scope of work and which should show that the work was done to the standards of the period of installation and by a qualified contractor This will also provide you information related to any applicable warranties guarantees etc Cripple Walls Informational Conditions 7 The residence has a raised cement foundation with bolting that appears generally consistent with the time of construction Portions of the foundation utilize cripple walls Cripple walls are the wood framed extension walls that run from the top of the foundation stem walls to the underside of the living area they may be as little as a few inches to many feet on a steeply sloped site These areas have no shear panel material installed on the interior walls areas This installation appears consistent with practices of the apparent period of construction However this method of construction would be considered inadequate when compared to current seismic and construction standards Cripple walls without shear panels installed more vulnerable to damage during a seismic event than a structure with shear panels installed Shear panels are typically plywood or OSB panels nailed to the inside portions of the cripple walls to p
95. e over time i e Blue Bedroom versus Rear Left Bedroom Size and Location Informational Conditions f The dwelling is served by a sub panel rated at 30 amp 240 volt located inside the garage Sub Panel Informational Conditions The sub electrical panel is not an original installation Therefore interested parties should obtain copies of any installation documentation which will confirm that the installation was made with benefit of a permit and installed by a qualified electrical contractor Safety q The area in front of the panel should not be used for storage The area around all electrical panels should be kept clear to allow proper air flow and access in an emergency or for service We recommend that the area be kept clear of stored items for the safe operation of the appliance Further Evaluation 7 This panel appears to be undersized by current electrical safety standards for the size and the potential load imposed by the dwelling We suggest that consideration be given to upgrading the system to a larger capacity panel that will allow room to expand Interested parties should consult a qualified electrician with a view to upgrading the service Exterior Cover Panel Functional Components and Conditions m The exterior cover of the electrical sub panel is in acceptable condition Wiring Functional Components and Conditions m There are no visible deficiencies with the electrical wiring in the sub panel The wiring methods appear generally consiste
96. e patio arbor to the dwelling appear made using methods that would be considered obsolete when compared to current construction standards Current standards would not allow fasteners subject to withdrawal and would require a means of positive attachment such as bolts structural metal fasteners etc We recommend that the installation be upgraded to conform to current safety standards as a property safety upgrade Interested parties desiring further information and or service should consult with a qualified general contractor We noted weathering and or deterioration at a one or more areas on the patio cover and or associated framing support members etc This may be noted in the WDO report Please see that report for other service recommendations We recommend that a qualified general contractor evaluate and service as needed Fascia and Trim Functional Components and Conditions 7 The exterior fascias windows sills and or trim appears older original Except as may be noted elsewhere the visible portions of the appear to be in generally serviceable condition We noted indications of age related deterioration that appears to have been painted over While the exterior trim appears serviceable it is possible that portions may be damaged and may go undetected in this limited visual inspection Please also refer to the WDO report for further commentary of exterior trim conditions Informational Conditions There are indications of repair replacement work in
97. e we do not endorse or approve of any work that was done without permit and latent defects could exist We noted deflection over spanned framing inadequate connections etc in the carport area The installation appears to conform older standards and would be considered inadequate under current construction standards It is now recognized that reduced spans and or stronger framing connections are necessary to insure proper performance of the structure over time during a seismic event high winds and or other extraordinary occurrences Significant repairs and or replacement of the carport may necessitate reinforcement of the framing assembly Interested parties are encouraged to consult with a qualified general contractor for further information and or recommendations The carport does not appear of original construction Interested parties should obtain all relevant documentation and or permits that would indicate that the structure was built to appropriate standards with jurisdictional oversight This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspe
98. ear controlled by an automatic light and or motion sensors Any such fixtures would not activate in the daytime Interested parties should independently confirm the proper operation of any such fixtures prior to your final walk through Exterior Receptacles Informational Conditions f One or more of the exterior outlets are an obsolete ungrounded type that do not appear to include ground fault protection GFCI protection is an important safety feature and would be required on all new receptacles installed in high risk damp areas such as the exterior garage laundry kitchens bathrooms etc We suggest that all of the receptacles in all high risk areas be upgraded to include ground fault GFCI protection as a property safety upgrade Interested parties are encouraged to consult with a qualified electrical contractor for further information and or service We noted one or more receptacles at the rear of the dwelling appear loose improperly secured and should be properly installed to insure the safe operation of the receptacle and to minimize the possibility of moisture intrusion into the fixture wall cavity Safety q Appropriate weather rated in use covers or weather rated enclosures should be installed on all exterior receptacles and or switches General Exterior Electrical Comments Components amp Conditions Needing Service Evaluation q There are one or more areas where improperly protected wires non exterior rated enclosures wire cable and o
99. ection Narratives Page 8 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm encouraged to consult with registered design professional regarding any recommended seismic upgrades to the system We observed efflorescence on the stem walls of the raised foundation which confirms that moisture has penetrated the area at some point This is evident by the white powdery formation of salt crystals on the concrete stem walls Given the apparent age of the dwelling general site topography and or location this would not be considered an unusual finding This may be from over irrigation or from improper surface and or subsurface drainage We suggest adjusting the sprinklers away from the house etc and directing all downspouts away from the foundation It would be prudent to monitor the crawlspace for indications of further moisture intrusion and call a drainage contractor if warranted We noted several vertical cracks in the poured concrete walls many of which may be attributable to shrinkage and generally would not be considered an area of concern However there is no absolute standard for evaluating cracks and even experts may disagree on what would constitute an area of concern Generally speaking cracks that are less than 1 8 and show no indication of rotation and or separation would not typically be regarded as being an area of concern It is suggested that the foundation be periodical
100. ectrical Heating and Cooling Fireplaces and Chimneys Building Interior OHNOARONS Ill Limitations Exceptions and Exclusions IV Glossary of Terms 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 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 building s 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 ll Standards of Practice S
101. ed for that purpose Flexible copper material such as this is designed for connecting water heaters storage tanks etc to the potable water system They are not listed for general piping applications Interested parties should consult with a qualified plumbing contractor for further information and or service Components amp Conditions Needing Service Evaluation Galvanized and copper pipes have been directly and improperly connected that the left exterior The direct connection of dissimilar metals creates an electrolytic condition that will result in accelerated corrosion on the galvanized pipe material This will eventually result in deterioration and or leaks at the galvanized piping We recommend further evaluation and service as necessary by a qualified plumbing contractor This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 42 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Galvanized and copper pipes have been directly and improperly connected that the left exterior Continued Pa Improper Connection Left Side Yard Safety q As noted elsewhere the hot and cold supply pipes are reversed at one or more of the sinks tubs and or show
102. ed to catch any debris in the gas stream before it can reach the appliance gas control Debris that reaches a gas control may damage the control module and or cause it to operate unsafely Interested parties should consult the manufacturers installation instruction and the local jurisdiction for the specific requirements for this area and type of appliance e See Attached lllustration 8 Components amp Conditions Needing Service Evaluation q A portion of the gas supply pipe at the left side area appears improperly installed below grade Current standards require that any galvanized gas pipe be factory wrapped if it is closer than six inches to or below grade due to the possibility of corrosion We recommend that the pipe be evaluated and serviced as necessary by a qualified plumbing contractor Galvanized Gas Pipe B low Grade Corrosion Visible Meter Area This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 46 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Water Heater Exterior Enclosure General Gas Water Heater Comments Informational Conditions There are a wide variety of residential gas water heaters that range in capacity from
103. em we do not endorse them However most of these pipes appear to have been replaced with copper ones It should be expected that replacing any remaining galvanized pipes will be necessary over time We noted one or more plastic water hoses installed within the dwelling at sink supply valves dishwasher ice maker toilets etc These types of plastic hoses are prone to random failure We suggest that all such connections be upgraded using materials rated for continuous line pressure such as stainless steel mesh reinforced type of hose We noted that no pipe wrap was visible where the one or more of exposed pipes penetrate concrete walkways flatwork foundations The wrap is designed to prevent damage to the pipe due to expansion and or movement of the concrete We suggest bringing the installation into conformance with current standards At a minimum any such areas should be monitored for any indications of movement and or leakage Interested parties desiring further information and or service should consult with a qualified masonry contractor As noted elsewhere there are one or more older fixtures within the dwelling These installations appears to pre date the requirement for water supply shut off valves to the fixture Current standards require each fixture to have a means to shout off the fixture water supply for service and in case of a leak We recommend brining the installation s into conformance with current standards as a property upgrade Si
104. eneral piping applications Interested parties should consult with a qualified plumbing contractor for further information and or service This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 12 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Flex Copper in Supply Piping Continued Rear Water Heater Area ees SS Electrical Informational Conditions 7 We noted one or more ground connections made externally and to older standards to various circuits within the area Current standards still allow for a circuit grounds to be added to knob amp tube and or ungrounded type systems by running external ground wires however they would be required to be attached to a supply pipe or ground point within five feet of the entry point The visible ground connections appear to conform to older standards Interested parties desiring further information should consult with a qualified electrician regarding further information and or evaluate or upgrading the system Components amp Conditions Needing Service Evaluation Portions of the electrical wiring within the crawlspace appear run underground The visible portions of the material used do not appear to be a
105. ent to the entry walkway Main Water Shut Off amp N Water Main Size and Material Informational Conditions 7 The main supply to the property appears to be a three quarter 3 4 inch copper supply pipe This would be considered the minimum size main water supply for a property of this size Water Pressure Informational Conditions 7 The main supply water pressure was 23 PSI Pounds Per Square Inch and was measured between 11 AM and 1 PM Water pressure may vary significantly with time of day local demands etc The pressure shown is only a snapshot in time and should not be taken as an absolute number Interested parties desiring further information should consult with a qualified plumbing contractor The water pressure would be considered on the low side of the range for most areas Water pressure is a function of the pressure that the city feels is adequate and the age condition of the water supply pipes from and in the street A pressure range of 40 PSI to 80 PSI is considered acceptable by most people Low pressure may indicate naturally low pressure from the city old and or deteriorated pipes at or from the street Interested parties desiring further information and or evaluation should consult a qualified plumbing contractor Type of Material Informational Conditions 7 The water supply pipes appear to be predominately copper with some galvanized piping noted Copper and Galvanized Pipes Informational Conditions 7 The wall coverings preven
106. erior of the living space includes the visually accessible areas of walls floors cabinets and closets and includes the testing of a representative number of windows and doors switches and outlets However we do not evaluate window treatments nor move furniture lift carpets or rugs empty closets or cabinets and we do not comment on cosmetic deficiencies We may comment on the cracks that appear around windows and doors or which follow the lines of framing members and the seams of drywall and plasterboard These cracks are a consequence of movement such as wood shrinkage common settling and seismic activity and will often reappear if they are not correctly repaired Such cracks can become the subject of disputes and are therefore best evaluated by a geologist or a structural engineer Similarly there are a number of environmental pollutants that can contaminate a home such as asbestos carbon monoxide radon and a variety of molds and fungi that require specialized testing equipment which is beyond our expertise and the scope of our service There are also lesser contaminants such as odors that are typically caused by moisture penetrating concealed slabs or those caused by household pets And inasmuch as the sensitivity to such odors is not uniform we recommend that you make this determination for yourself and particularly if domestic pets are occupying the premises and then schedule whatever service may be deemed appropriate before the cl
107. ers within the dwelling which poses a potential safety hazard By convention the hot water supply should always be on the left side as you face a control This is to minimize the chance of accidental scalding especially when small children are present We recommend that a qualified plumbing contractor evaluate the installations and service as necessary Further Evaluation 5 As noted elsewhere copper and galvanized pipes appear to have been directly and or improperly connected at several locations The direct connection of dissimilar metals creates an electrolytic condition that will result in accelerated corrosion on the galvanized pipe material This will eventually result in deterioration and or leaks at the galvanized piping We recommend further evaluation and service as necessary by a qualified plumbing contractor Pipe Insulation Functional Components and Conditions m The exposed pipe at the water heater appear insulated as required Installed insulation precludes a full evaluation of the installed piping No opinions are offered as tot he conditions within concealed and or inaccessible areas Informational Conditions There are hot and cold water pipes running through unheated space which should be insulated to guard against freezing and energy loss Current standards call would recommend hot water supply distribution pipes be insulated Interested parties desiring further information on upgrading the installation and or available rebates should
108. et e The hot and cold supply lines to the faucet are installed in reverse and should be serviced Trap and Drain e We noted an apparent improper drain connection at the laundry area Dryer Vent e The back draft on the exterior dryer vent cover is missing improper or incomplete and should be serviced This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Overview Page 4 Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Mobile 650 740 8783 www PropertyEvaluation net Homelnspection sanbrunocable com PROPERTY INSPECTION REPORT Prepared Exclusively For Tav Rotondale INSPECTION ADDRESS 2318 Buena Vista Avenue Belmont CA 94002 INSPECTION DATE AMENDED 112808 11 25 2008 9 00 am to 12 30 pm REPRESENTED BY Que Foor Alain Pinel Realtors NOTICE TO THIRD PARTIES The inspection report was created for the sole benefit and reliance of the Client named in the original report and is nontransferable The report is issued subject to the terms conditions and limitations under which the inspection was performed which are attached hereto and incorporated by reference herein This report is not a substitute for disclosures required by California Civil Code 1102 et seq
109. et Valves amp Connectors Trap amp Drain Functional Components and Conditions m The bathroom sink and its components are functional Informational Conditions We noted one or more plastic water hoses used for the sink faucet water supply These hoses are prone to occasional failure We suggest that all such connections be made with materials rated for continuous line pressure such as the stainless steel mesh reinforced type of hose Tub Shower Functional Components and Conditions m The tub shower is functional Informational Conditions 7 The tub shower has no glass enclosure Experience tell us that the use of shower curtains in this area provides less moisture control than a glass enclosure We suggest adding a properly installed glass enclosure to minimize water and or moisture in this area We recommend periodic resealing the grout on the tile This extends the life of the tile and should be done every few years as part of normal homeowner maintenance The area around the spigot handles and or shower head etc should be properly sealed to forestall moisture intrusion Toilet Functional Components and Conditions m The toilet is functional Exhaust Fan Functional Components and Conditions m The bathroom exhaust fan is functional Lights Functional Components and Conditions m The bathroom lights are functional Informational Conditions 7 Current California energy conservation guidelines require that the bathroom lighting be a high efficacy type
110. et current standards as repairs and renovations are undertaken over time This may be noted in the WDO report as well Please consult that specialists report for any other recommendations We noted staining indications of prior moisture at the sub floor and or framing beneath the hall bath area There were no indications of moisture apparent at the time of inspection This area may be noted in the WDO report Please refer to that specialists report for any further commentary There are indications of prior repairs at the bathroom areas This may be commented on in the WDO report There are one or more foundation areas where the wood sill foundation and or the wood framing members are closer to the soil grade line than current standards would recommend Current standards would require that the wood sill be a minimum of eight inches above the adjacent soil line Any such areas area will be more susceptible to wood destroying organism infiltration and or moisture infiltration This condition may be noted in the WDO report Please refer to that report for further information and or service recommendations Portions of the wood mudsill are buried in concrete stem walls While an acceptable practice at on time this type of installation would not conform to current standards Due to the nature of the installation only a portion of the mudsill is visible No opinions are offered as to the conditions within concealed or inaccessible areas This issue may be noted in t
111. etal roofs The most common in residential installations consist of ribbed interlocking panels or tiles that have been coated with a mineral compound This type mimics the appearance of clay concrete tile The other popular style is a standing seam roof These are comprised of a series of interlocking panels with raised seams Metal roofs are warranted for as much as fifty years Because metal roofs are noncombustible they are given a Class A fire rating the most resistant Part of a roof s classification depends on materials beneath the surface that could ignite in intense heat so some metal roofs applied over an old combustible roof such as wood shingles may be rated lower Metal reflects radiant heat from the sun minimizing midday heat gain Though the material itself is low in insulation R value many systems utilize a dead air space between the metal and roof deck to increase energy efficiency Metal roofing is expensive roughly equivalent in cost to other premium roofing materials However the total cost of ownership is generally very low due to the inherently long life of the material The installation cost can be lower than concrete tile materials due to the savings on engineering the roof supporting structure Metal roof installations can be more noisy that other materials The sound of rain tapping on the roof is romantic and homey for some for others it s may be annoying In a rainstorm or hailstorm living beneath thin shee
112. ety recommendations made in this report before the removal of transaction contingencies These qualified specialists may well identify additional issues defects and or recommend additional upgrades the scope and price of which could affect your evaluation of the property NOTICE TO THIRD PARTIES The inspection report was created for the sole benefit and reliance of the Client named in the original report and is nontransferable The report is issued subject to the terms conditions and limitations under which the inspection was performed which are attached hereto and incorporated by reference herein This report is not a substitute for disclosures required by California Civil Code 1102 et seq Narrative Color Legend Informational or Lessor Issues v Requires Direct Attention mFunctional Serviceable q Defect or Safety Related Issue Components amp Conditions Needing Service Evaluation Structural Raised Foundation or Basement Crawlspace General Conditions and Observations e There is cellulose and or wood debris in the crawlspace that should be removed e We observed direct wood to earth contact in the crawl space that should be serviced e q The kitchen exhaust fan vent has been improperly installed using a flexible and or non rated material Plumbing q Copper and galvanized water pipes appear to have been directly and or improperly connected at several areas e We noted an apparent flat or improperly sloped vent installation at the Jack
113. evaluation and or service Electrical Sub Panel A Grounding e Several circuit ground wires have been improperly terminated on the neutral bus bar Sub Panel B Grounding e q The panel grounding appears improper for the standards in effect at the time of apparent installation Living Dining Receptacles e Several of the outlets in the dining room are wired with reversed polarity and should be serviced Smoke Alarms q There is no smoke detector in the dining room and one is required Bedrooms Master Bedroom Smoke Alarms e q There is no smoke detector in the bedroom and one is required Bedroom 2 Smoke Alarms q There is no smoke detector in the bedroom and one is required Bedroom 3 Smoke Alarms q There is no smoke detector in the bedroom and one is required Common Kitchen Dishwasher e q The dishwasher does not appear equipped with the required countertop air gap assembly Hallway This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Overview Page 3 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Smoke Alarms q The smoke alarm in the hallway did not respond when tested and should be serviced or replaced as needed Laundry Fauc
114. front of the report where we list the recommendations we believe may be important to the client These recommendations should not be considered the only significant findings or issues You must establish your own priorities after thoroughly studying this report reviewing all the recommendations in this report and consulting with other experts and or specialists as you may deem necessary The general property inspector for this property is also a California Licensed Appraiser Trainee The inspection of this property was conducted in conformance with the CREIA Standards of Practice and the requirements of the State of California Business and Professions Code 7195 7196 Issues related to property valuation and or developing an opinion of value for the subject property are specifically excluded from the scope of work governing this report The general property inspector for this property is also a certified fireplace inspector The inspection of this property was conducted in conformance with the CREIA Standards of Practice and the requirements of the State of California Business and Professions Code 7195 7196 The evaluation of installed fireplaces and or related systems for the subject property are performed to those standards of practice An NFPA Level Il exhaustive evaluation of these systems was not performed and any such issues are excluded from the scope of work governing this report Interested parties should consult with a qualified fireplace specia
115. ge were inspected A complete view of the garage was not possible due to parked cars and or stored personal items The garage is a detached structure Parking Space Informational Conditions As is common in older homes the parking area may be less than the typical size found in more modern homes which is eleven feet four inches for a single car garage and eighteen feet four inches for a double car garage with a minimum depth of nineteen feet four inches for both We recommend confirming that your car will fit in the available parking area Walls and Ceiling _ Functional Components and Conditions There is typical cosmetic damage to the garage walls consistent with time and use You may wish to have the holes voids etc be repaired by a qualified trades person Informational Conditions m The visible portions of the garage walls appear unbolted restrained While this appears consistent with the practices of the period of apparent construction it would be considered inadequate when compared to current standards Interested parties may wish to have a design professional and or qualified seismic retrofit contractor comment further on the issue and suggest any appropriate upgrades We noted deterioration on the exposed building paper at one or more exterior wall locations This material typically has a design life of approximately fifty years It is installed to provide a moisture barrier between the exterior cladding and the wood framing
116. gnificant remodel repairs to this area may trigger a mandatory upgrade Interested parties desisting further information and or service should consult with a qualified plumbing contractor As noted elsewhere the water pressure tested below the normal ranges when measured Water pressure should typically fall in the 40 80 Pound per Square Inch PSI range We noted no apparent deficiencies with the visible portions of the water supply piping and we observed no apparent water flow related issues from the plumbing fixtures when tested Water pressure and proper water flow are not necessarily related issues Water pressure is a function of the pressure supplied by the local water department at the street and may vary with time of day and or other factors Lower than normal water pressure may be the result of a faulty water meter occluded supply line occluded fixtures and or a host of other often interrelated issues Interested parties desiring further information should consult with a qualified plumbing contractor There are copper supply pipes improperly supported using galvanized strapping materials While this typically has little effect on the copper plumbing pipes it is improper and may lead to corrosion of the galvanized components Portions of the supply piping have been improperly installed using a flexible non rated material Generally accepted construction practices require that all potable water piping be installed using materials listed approv
117. greed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 70 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Hallway Bathroom Size and Location Informational Conditions f The hallway bathroom is a full and is located at the center of the dwelling in the hallway Floor Functional Components and Conditions m The floor in the bath area is tiled and appears serviceable with no visible significant issues defects All types of tile require periodic cleaning re sealing and re grouting to maintain their appearance and water seal Informational Conditions The bathroom floor grout and or caulk should be inspected periodically for signs of wear and tear Part of the routine property maintenance for a bathroom is periodic cleaning re sealing of tile grout and re caulking of joints This should be a minimum of once every one to two years We recommend that an evaluation and service by a qualified tile contractor be conducted on an as needed basis Walls amp Ceiling Functional Components and Conditions m The walls and ceiling are in acceptable condition Cabinets Functional Components and Conditions m The bathroom cabinets are functional Sink Countertop Functional Components and Conditions m The bathroom sink countertop appears in generally serviceable condition Sink Fauc
118. he WDO report Please refer to that report for further information recommendations We noted one or more improperly notched cut bored floor joists There were no visible indications of distress in the surrounding framing members apparent at the time of inspection Interested parties desiring further information on this issue should consult with a qualified general contractor Further Evaluation 7 As noted elsewhere we observed one or more areas where the intermediate floor framing supports and or related wood components appear in direct earth contact and or are on grade This condition may appear on the WDO report Direct earth wood contact provides means for wood destroying organisms to enter the structure and may also contribute to deterioration of the wood due to moisture Current standards recommend that minimum clearances between wood and grade be established for the well being of the dwelling Interested parties should consult with the WDO specialists report for any specific service recommendations We recommend that any necessary service be completed by a qualified trades person Floor Insulation Informational Conditions z The visible areas of the under floor area are not insulated as would be required by current energy standards and is recommended for all dwellings as an energy conservation measure Additional information on the economics of adding insulation and any rebates that may be available may be obtained at www PGE com Interested p
119. he buyer before the close of escrow and indicate any seasonal changes that they may make in the program We noted one or more apparent irrigation sprinkler timers at the garage Hose Bibs Informational Conditions f We tested a random sampling of the bibs on the exterior and they appear functional We suggest that all exterior hose bibs be upgraded to include anti siphon vacuum breaker fittings These are relatively inexpensive devices that are intended to prevent accidental contamination of the potable water These are relatively simple to install and inexpensive devices These fittings would be required on new construction and or installations We suggest that the existing installations be upgraded to include the feature as a property upgrade Interested parties should consult with a qualified plumber for service This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 28 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Exterior Detached Building Wall Covering Type of Material Informational Conditions 7 The exterior walls are clad with a wood siding material Wall Covering Observations Functional Components and Conditions 7 The visible portions of th
120. he dwelling Material Tin Coated Copper amp Copper Wiring Size and Location Informational Conditions The residence is served by a 200 amp 240 volt panel located at the front left side yard Main Panel Informational Conditions The main electrical panel is not an original installation Therefore interested parties should obtain copies of any installation documentation which will confirm that the installation was made with benefit of a permit and installed by a qualified electrical contractor Safety q One or more circuits within the panel do not appear properly labeled Generally accepted electrical safety standards require that all circuits be clearly labeled so that in an emergency the appropriate circuit can be This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 50 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm readily identified All labeling should clearly identify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom Interested parties should consult with a qualified electrical contractor for service Exterior Cover Panel Functional Components and Conditions
121. he gas main shut off is located in the left front side yard Main Gas Shut Off Safety We suggest that the occupants homeowner become familiar with how to shutoff the gas in case of emergency You should be aware that gas leaks are not uncommon particularly after an earthquake or seismic event Therefore we recommend that you keep an emergency gas shutoff wrench in an accessible area and become familiar with how to shutoff gas should an emergency arise Specialized equipment is necessary to detect a gas leak Only the local gas utility or a trained professional should turn service back on after an emergency In an emergency your gas can be turned off at the main gas service shutoff valve normally located near your gas meter Using a 12 to 15 inch adjustable pipe or crescent type wrench or other suitable tool give the valve a quarter turn in either direction the valve is closed when the tang the part you put the wrench on is crosswise to the pipe This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 45 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm e See Attached Illustration 7 Gas Main Functional Components and Conditions m The gas main
122. her evaluation We evaluate conditions systems or components and report on their condition at the time of inspection which does not mean that they are ideal but that they are either functional or met a reasonable standard at a given point in time We do take into consideration when a dwelling was built and allow for the predictable deterioration that would occur naturally through time and use such as the cracks that appear in concrete and in the plaster around windows and doors scuffed walls or woodwork worn or squeaky floors stiff or stuck windows and cabinetry that does not function as it did when new Therefore we tend to ignore insignificant and predictable issues and may not annotate them particularly those that would be apparent to the average person and or to someone without any trade construction experience This property evaluation and report are not a building code or zoning compliance inspection Any inference that this is a Code inspection would be is incorrect The observations and recommendations made are based upon a wide variety of standards that were either in place at the time of original construction of the dwelling or may have developed into the standards trade practices etc since the period of installation construction The building codes are intended as a minimum standard for construction safety and local interpretations of the codes varies widely The building codes may not necessarily reflect the best method of installa
123. here is no absolute standard for evaluating cracks In general cracks that are 1 8 or less and which do not exhibit any vertical or horizontal displacement are generally not regarded as being a concern All other cracks should be evaluated by a specialist We may not recommend that you consult with a foundation contractor a structural engineer or a geologist However this should not deter any interested party from seeking the opinion of any such expert should they desire further information and or should this be an area of particular concern Description of Foundation Type Informational Conditions 7 The foundation is raised with poured in place concrete stem walls Interior finishes stored personal property and exterior wall finishes preclude verifying the existence or absence of bolts or restraints The visible portions had no visible bolts installed Due the to apparent age of the original structure it is assumed that the remaining areas would have been constructed without bolting as well We are not qualified to elaborate on the structural adequacy of the construction but the visible components appear constructed using methods consistent with the practices of those respective periods of construction The lack of restraints and or other methods used in this era would be considered inadequate by current seismic and structural standards Interested parties are encouraged to consult with qualified design professional for further information and or regar
124. ible and or non rated material Continued ge Iinappropriate Material Crawlspace Soil Conditions and Observations Informational Conditions The crawlspace is covered with a thin coating of cement sometimes referred to as rat proofing The area was generally dry with one or more areas having efflorescence and or other indications of prior dampness moisture Efflorescence on the rat proofing confirms that moisture has penetrated the area at some point This is evident by the white powdery formation of salt crystals on the concrete stem walls This may be from over irrigation or from improper surface and or subsurface drainage We suggest adjusting the sprinklers away from the house etc and directing all downspouts away from the foundation It would be prudent to monitor the area for indications of further moisture intrusion and call a drainage contractor if warranted The crawlspace does not have a vapor barrier installed This is plastic sheeting laid on the soil to limit or retard evaporation of moisture from the soil and reduce the amount of dampness in the under floor area The addition of a vapor barrier may be one of the recommended remedial efforts by a specialist should excessive moisture become an issue Plumbing Informational Conditions q Portions of the ABS pipe in the crawlspace appear supported with straps or hangers not rated for this purpose Generally accepted plumbing practices require that ABS drain waste vent pipe be
125. ine and other optional rates and bill assistance programs Local Utility Companies Pacific Gas amp Electric 1 800 743 5000 or www PGE com City of Palo Alto 650 329 2161 or www city palo alto ca us HELP FOR LOW INCOME RESIDENTS California Department of Community Services and Development 1 800 433 4327 or www csd ca gov lineap htm for Low Income Home Energy Assistance Program California Energy Alternative Rates CARE Call your local utility company for information and applications 1 866 743 2273 SENIORS AND SPECIAL NEEDS Medical Baseline Emergencies People of all ages and income levels on life support or with certain medical conditions where a loss of electricity could be a threat to their lives should contact their electric company to apply for the Medical Baseline program or call Flex Your Power at 1 866 968 7797 for a referral The program provides a variety of benefits including a larger allotment of low cost baseline electricity and advance notification of rotating power outages A flier Consumer Tips for Energy Emergencies with information for seniors and people with special medical conditions who are especially vulnerable to heat electricity outages and higher electric bills is available at www dca ca gov energy_emergency_tips pdf This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are tho
126. ines or at the traps beneath sinks tubs and showers to major blockages in the main line The minor ones are easily cleared either by chemical means or by removing and cleaning the traps Type of Material Informational Conditions f The residence appears served by cast iron steel drain waste and vent pipes at the older areas ABS drain waste and vent pipes at the addition area s Interior wall finishes and or accessibility issues prevent us from positively verifying the type and condition of the drain system in all areas Drain Pipes Waste Pipes and Vent Pipes Functional Components and Conditions f Based on industry recommended water tests for functional flow the draw observed at the fixture drainpipes appeared to be adequate at the time on inspection except as noted elsewhere However only a video scan of the sanitary sewer pipe system can confirm the actual condition of the drain pipes and or system No opinions can be offered as to the conditions within concealed and or inaccessible areas Informational Conditions f We noted trees and or vegetation adjacent to what appears to be the main drain line path that could have an adverse effect on either the water main or the main sewer pipe Interested parties may wish to consult an arborist who could predict future growth potential and speak to any potential issues As noted elsewhere interested parties are encouraged to have the main sewer pipe video scanned by a qualified plumbing contractor as this
127. ing further information or service should consult with a qualified electrical contractor We noted fewer electrical circuits installed in the electrical panel than current standards would deem necessary While not unusual in an older installation current standards are designed to insure that the electrical load for the receptacles lighting appliances etc are segmented in such a way that the corresponding electrical loads are evenly distributed across multiple circuits In doing this the chance of a circuit overloading and tripping under apparent normal load conditions is minimized Insufficiently This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 52 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm distributed loads may result in tripped circuits even under relatively normal usage conditions i e simultaneously watching a television while running a dishwasher and using a hair dryer as an example Interested parties may wish to consult with a qualified electrician regarding installation of additional circuits and or further information on this issue Grounding Informational Conditions f The sub panel grounding methods appears consistent with the
128. ing systems in accordance with CREIA and industry standards of practice which includes identifying testing and evaluating systems and their components All operational testing is done using normal user controls no special tools or devices are employed However there are a wide variety of systems which range from older floor wall and gravity furnaces to newer forced air furnaces Older ones such as gravity furnaces and most floor and wall furnaces are the least energy efficient and the most dangerous Therefore it would be prudent to consider replacing them with more economical and reliable forced air units However if they are not replaced you should be aware that many of them and their parts may no longer be available and you should also be aware of common safety concerns associated with their use We do test and describe each system but we do not attempt to dismantle any portion of it nor do we evaluate the following concealed components the heat exchanger or firebox electronic air cleaners humidifiers and in line duct motors or dampers Similarly we do not check every register at which the airflow may well be uneven and will decrease proportionate to its distance from the furnace However the airflow and the efficiency of any system can be compromised by poor maintenance such as by the filters not being changed regularly which will contaminate the ducts and have an adverse effect on air quality Regardless the sellers or the occup
129. ining life The inspection of an appliance and or a system does not constitute a guarantee or warranty as to their future operation or remaining life Rather our inspection simply reflects the systems basic functionality at the time of inspection If you desire an insurance policy on these types of systems they are available from your Realtor or other sources through a Home Warranty policy These policies are generally available at the time of purchase for a nominal fee The dwelling has natural stone used in floor and or countertop finishes Natural granite slate and marble stone are actually very porous Care must be taken especially with lighter colors to avoid spills that may leave stains For more information on the material and how to care for it please refer to the question and answer database at www findstone com We recommend that all grout and or caulk joints should be re sealed periodically as part of your routine homeowner maintenance Even minor leaks can quickly cause significant damage We provide an overview of this inspection at the front of the report where we list the recommendations we believe may be important to the client These recommendations should not be considered the only significant findings or issues You must establish your own priorities after thoroughly studying this report This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All pri
130. installation of additional receptacles circuits to service this area We observed unprotected exposed Knob amp Tube older wiring within various areas of the lower level garage While an acceptable practice at one time the use of wire non rated and or exposed wiring in areas subject to mechanical damage would not be allowed under current guidelines We suggest that a qualified electrician modify the current installation to bring it into conformance with current safety standards This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 80 CERTIFICATIONS AND AFFILIATIONS we MASTER CREIA INSPECT Master CREIA Inspector MCI California Real Estate Inspection Association Master CREIA Inspector 0106 ASHI Certified Inspector 246625 ICC Certified Residential Building Inspector 5283444 B1 ICC Certified Residential Mechanical Inspector 5283444 M1 ICC Certified Residential Plumbing Inspector 5283444 P1 Member International Code Council 5236207 F I R E Service Certified Inspector FP 102 ITA Educated Fask This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of
131. ions the neutral wires carry any system load electrical current imbalance or random currents back to the power pole By attaching ground wires to the neutral a condition is created where it is possible for connected devices downstream of the panel to become energized through the ground system which creates a potential safety hazard We recommend that a qualified electrician evaluate and repair the installation as necessary Sub Panel B General Comments Informational Conditions 7 Sub panels are commonly located inside residences Any exterior panel installations should be properly protected from the elements or be listed for exterior use Electrical panels are required to be readily accessible and should not be blocked by stored personal property installed finishes shelving etc The circuits should be clearly labeled as to purpose It is beyond the scope of a general property inspection to This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 53 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm verify the accuracy of any circuit labeling Circuit labeling should clearly identify the system or area served in a manner that will not chang
132. is report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 54 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Electrical Branch Circuits amp Wiring Distribution General Interior Electrical Wiring amp Conditions Informational Conditions i This property is older as such it will generally have fewer electrical receptacles installed in a given area room than current standards might call for This is typical of older homes in some cases there may only be one to two receptacles installed per room We recommend that the reader take this into account and give consideration to upgrading the installation to meet current standards Interested parties should consult with a qualified electrician for any further information and or what would be required to add additional receptacles and or circuits This dwelling appears to have been constructed prior to the requirement that electrical circuits include a ground connection Modern electrical construction safety practices require that all circuits be provided with a separate ground circuit This is to insure that should a fault short circuit occur a path to ground is available to trip the circuit protection device We noted a
133. is the only way to actually determine the actual condition of the drain system Portions of the galvanized cast iron drainpipes at various locations within the dwelling appear older and may be original Some or all of this piping may be approaching or at the end of its normally anticipated life span Various areas of the sanitary sewer pipes appear to have been repaired replaced While no moisture or indications of leakage were apparent at the time of inspection only a video scan of the sanitary sewer pipes can confirm the actual condition of the sewer system The piping should be monitored for indications of deterioration and or leakage and serviced as necessary by a qualified plumbing contractor Interested parties desiring further information should consult with a qualified plumbing contractor The presence of multiple pipe materials in a residence of this age is an indication of repairs or modifications We suggest that Interested Parties obtain copies of any relevant documentation related to this work Portions of the ABS pipe in the crawlspace appear supported with straps or hangers not rated for this purpose Generally accepted plumbing practices require that ABS drain waste vent pipe be supported with listed plastic hanger assemblies at intervals not exceeding four feet Interested parties should consult with a qualified plumbing contractor for further information and or any necessary service e See Attached lllustration 4 The sub floor area below
134. iscouraged The black rubber hoses that most washing machines ship with are not typically rated for continuous water pressure and may be subject to random failure This is especially important in areas where water pressure is higher than normal and a functional pressure reduction valve is NOT installed to bring the pressure into a normal range We recommend replacing the existing hoses with stainless steel reinforced hoses or a similar continuous line pressure rated hoses as a property upgrade This sink installation is older and appears to pre date the requirement for fixture water shut off valves for the sink faucet Current standards require each fixture to have a means to shut off the fixture water supply for service and in case of a leak We recommend bringing the installation into conformance with current standards as a property upgrade Significant remodel repairs to this area may trigger a mandatory upgrade Interested parties desisting further information and or service should consult with a qualified plumbing contractor This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 76 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Trap and Drain _ Co
135. ity to portions of the exterior walls While attractive this may provide pests with a means of access into the dwelling and can introduce excessive moisture that may accelerate the deterioration of the exterior surfaces We suggest that all such vegetation landscaping be trimmed or removed to provide the recommended twelve inches of clearance to the exterior cladding Interested parties desiring further information or service should consult with a qualified landscaping specialist This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 20 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Pests Informational Conditions q q We are not licensed or qualified to perform a structural pest inspection and we specifically disclaim all such issues from the scope of this inspection However we may comment on the apparent presence of wood destroying organisms when observed in the course of this inspection Any comments are those of a lay person and are made for the convenience of the client only We noted indications of possible wood destroying organism activity and or damage at portions of the fencing The WDO Termite report should be reviewed for a complete
136. junction boxes which should be sealed for safety reasons We suggest that a qualified electrician evaluate and service as necessary We noted one or more apparently damaged light fixtures within the attic We recommend that the fixtures be fully evaluated and serviced as necessary by a qualified electrical contractor This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 34 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm We noted one or more apparently damaged light fixtures within the attic that should be serviced Continued Fixture Appears Damaged Center Area Safety q There is unprotected electrical wiring within six feet of the access point Unprotected wiring may be subject to damage and pose a trip hazard Current standards require that electrical wiring adjacent to the access area be properly shielded protected We suggest that the installation be upgraded to conform to current standards as a property safety upgrade Plumbing Vents Functional Components and Conditions m The visible portions of the plumbing vents appear in serviceable condition Exhaust Ducts Functional Components and Conditions m The visible portions of the exhaust ducts ge
137. l movement due to the presence of expansive soils tree root growth etc We suggest that any such areas be sealed service as needed Interested parties desiring further information and or service should consult with a qualified general contractor Safety q There are one or more offsets elevation changes in the walkways that could prove to be a trip hazard We suggest that caution be used in these areas Interested parties are encouraged to consult with a qualified general contractor regarding a necessary service Yard Walls Informational Conditions The evaluation of the structural value of retaining yard walls is outside the scope of this inspection and specifically excluded Only a registered design professional is considered qualified to comment on the structural significance of a system Any comments made are for the convenience of the client and are those of a lay person only Interested parties desiring a structural evaluation of the installed yard retaining walls should consult with an registered design professional Some portions of the yard walls are obscured by foliage or other material and are not fully visible We noted no weep holes or open grout joints at the base of one or more of the yard walls Weep holes are installed at the base to allow water to drain and prevent pressure from building up behind the walls The wooden planks terracing the slope have little or no structural value and should be periodically monitored for damage or stabilit
138. l oversight This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and any latent issues that may be present We recommend that all water heaters be flushed per the manufacturers instructions annually to forestall sediment build up in the tank For information on recommended service for your hot water heater please refer to the manufacturers instruction booklet We have also found the information available at www waterheaterrescue com to be useful Combustion Chamber Functional Components and Conditions The combustion chamber appears clean and there were no visible indications of moisture and or corrosion at the accessible areas at the time of inspection Water Shut Off Valve and Connectors Informational Conditions The shut off valve and water connectors on the gas water heater appear functional but the valve was not tested Gas Shut Off Valve and Connector _ Functional Components and Conditions Except as otherwise noted the gas supply valve and gas supply connector at the water heater appear properly installed It is beyond the scope of this inspection to test operate appliance supply shut off valves Informational Conditions q We noted that no drip leg sediment trap is installed at the gas connection The installation of a drip leg sediment trap at the appliance is recommended and may be required as part of the manufacturers installation ins
139. l printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 89 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Written reprimand placed in member s file Second Offense Six 6 month member not in good standing status and loss of all privileges Written reprimand placed in member s file d Candidate or member falsely claiming Chapter or CREIA State Leadership First offense Three 3 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s member s file Second Offense Six 6 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s member s file e Candidate or member s company or a company controlled owned by same individual s performing repairs of properties for an additional fee within one year of inspection date by same or related company First offense Six 6 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s member s file Second offense Membership revoked expulsion f Candidate or member guilty of false or misleading advertising First offense Written reprimand placed in candidate s member s file Second Offense Six 6 month member not in good standing status and loss
140. ldfire and flood Water testing any building system or component or determine leakage in shower pans pools spas or any body of water Determining the integrity of hermetic seals at multi pane glazing Differentiating between original construction or subsequent additions or modifications Reviewing information from any third party including but not limited to product defects recalls or similar notices Specifying repairs replacement procedures or estimating cost to correct Communication computer security or low voltage systems and remote timer sensor or similarly controlled systems or components Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies Elevators lifts and dumbwaiters 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 Operating shutoff valves or shutting down any system or component This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 87 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Dismantling any system structure or component or
141. le therefore we could not make a complete evaluation of the roof Age and General Evaluation Functional Components and Conditions Because of the nature of the material we are unable to estimate the age with any reasonable accuracy However the visible portions appear to be in generally serviceable condition We do not warrant the roof against leaks For a roofing certification guarantee you would need to have a roofing company perform a water test and issue a roof certification Interested parties should obtain the installation documentation that would indicate that the roof was installed with appropriate jurisdictional oversight and any warrantee that may be applicable transferable Informational Conditions The metal roof appears to be newer we estimate less than three years old We suggest that you obtain a copy of the installation permit etc which will reveal its exact age and any warranty or guarantee that might be applicable and or transferable It will be important to keep this roof clean and to inspect it regularly and particularly before each rainy season If the dwelling requires fumigation to treat for wood destroying organisms it would be prudent to have the roof inspected before and after the fumigation contractor tents the property If walked upon improperly it is possible to damage the roof tiles By having inspections done before and after it is possible to determine the extent if any of damage for the purposes of any repai
142. list for further information and or evaluation For the purpose of clarity we use the words LEFT RIGHT FRONT BACK and CENTER are used through out to describe locations within or around the dwelling These directions are all made relative to standing facing the dwelling from the street or in the case of a multi unit dwelling from the entry door Interior room designations are as defined by general purpose or at the discretion of the inspector We use several abbreviations throughout for the purpose of brevity HVAC stands for Heating Ventilation Air Conditioning WDO stands for Wood Destroying Organism and is the term used to describe the termite inspector or report Narrative Color Legend Informational or Lessor Issues v Requires Direct Attention mFunctional Serviceable q Defect or Safety Related Issue This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 7 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Structural Structures are not uniform and need only meet the standards of the year in which they were built or renovated We describe and identify the various foundation types and the floor wall ceiling and roof structures in accordance
143. low from the heating system Smoke Alarms Components amp Conditions Needing Service Evaluation There is no smoke detector in the bedroom and one is required This should be completed before the close of escrow We recommend installing a smoke detector in any case for safety reasons Bedroom 3 Location Informational Conditions m m m m q The bedroom is located at the front left of the dwelling Doors Functional Components and Conditions The door in the bedroom is functional Informational Conditions The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components and Conditions The floor is carpeted and appears in serviceable condition We noted no apparent visible significant issues Informational Conditions Furniture and or personal belongings prevented a complete examination Walls amp Ceiling Functional Components and Conditions The walls and ceiling in the bedroom are in acceptable condition Multi Glazed Windows Functional Components and Conditions The multi glazed bedroom window is functional Safety The bedroom windows in this area do not appear original However they do not appear to conform to the emergency egress standards for the period of apparent installation Some types of replacement retrofit windows utilize the existing window opening and thus may have a sill height that exceeds what would be considered safe in current standards This h
144. luation Services Copyright 2008 Inspection Narratives Page 18 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Exterior Our evaluation of the exterior of a property conforms to CREIA and industry standards of practice and includes the identification of wall cladding and an evaluation of common components such as driveways walkways fences gates handrails guardrails yard walls carports patio covers decks fascia and trim balconies doors windows lights and outlets However we do not evaluate any detached structures such as storage sheds and stables and we do not water test or evaluate subterranean drainage systems or any mechanical or remotely controlled components such as driveway gates Also we do not evaluate any landscape components such as trees shrubs fountains ponds statuary pottery fire pits patio fans heat lamps and ornamental or decorative lighting Similarly we do not comment on surface coatings or cosmetic deficiencies and the wear and tear associated with usage or the passage of time that would be readily apparent to the average person Wall Covering Type of Material Informational Conditions f The exterior walls are clad with a combination of stucco and wood siding Wall Covering Observations Functional Components and Conditions f In general the visible portions of the exterior cladding appears to be original older Except as other
145. ly inspected for any change in condition especially any existing cracks as they may move imperceptibly over time In our opinion given the limitations of the inspection the age and conditions observed no further evaluation of the poured concrete stem walls appears warranted at this time Interested parties desiring further information should consult with a registered design professional There area one or more trees in varying stages of development that are in relatively close proximity to the foundation All trees should be monitored for growth that may impact the foundation We noted no apparent indications of damage or distress to the structure at the time of inspection Generally speaking it is not desirable to have trees planted closer than approximately eight to ten times the potential maximum tree trunk diameter from a foundation However this number varies by species and site conditions and is only a generalization Since all trees grow over time it is recommended that the foundation be periodically inspected for changes in condition Interested parties desiring further information should consult a qualified arborist regarding the future growth potential of any such trees or a qualified design professional regarding foundation structural issues or concerns The are indications of patching and or repairs to the poured concrete walls at one or more locations We recommend obtaining copies of any permits plans or records that might identify th
146. mponents amp Conditions Needing Service Evaluation We noted an apparent improper drain connection at the laundry area Portions of the drain are installed using an unlisted flexible material This may contribute to a slow or improper draining at this fixture We recommend that a qualified plumbing contractor evaluate and repair as necessary Gas Valve amp Connector Informational Conditions No gas connection appears installed and or was visible to supply a gas dryer 220 Volt Receptacle Informational Conditions q A 220 volt receptacle for the dryer is present but was not tested The 220 VAC dryer receptacle is an older 3 wire design Many newer modern appliances use a 4 wire design and may require an inexpensive conversion kit to work with this older style receptacle These kits are generally available from the appliance manufacturer Alternatively you may wish to upgrade the installation to conform to modern electrical standards Interested parties desiring further information should consult with a qualified electrical contractor Dryer Vent Components amp Conditions Needing Service Evaluation The back draft on the exterior dryer vent cover is missing improper unlisted or incomplete and should be repaired or replaced Interested parties should consult with a qualified trades person for service Safety Lint build up in dryer vents poses a significant fire safety risk Dryer lint related fires are reported to be one of the top ten
147. ms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 11 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Copper and galvanized water pipes appear to have been directly and or improperly connected at several areas Continue Improper Direct Co fean i M We noted an apparent flat and or improperly sloped vent installation at the Jack amp Jill bathroom drain area Generally speaking current standards require plumbing drain system vents to be installed with a minimum 45 degree slope from horizontal until the vent is above the floor level flood rim of the highest fixture served This is to insure that if a blockage occurs in the drain line that any effluent will drain properly back into the sanitary sewer system We recommend that a qualified plumbing contractor evaluate and service as needed Improperly Sloped Vent Further Evaluation 7 Portions of the supply piping have been improperly installed using a flexible non rated material Generally accepted construction practices require that all potable water piping be installed using materials listed approved for that purpose Flexible copper material such as this is designed for connecting water heaters storage tanks etc to the potable water system They are not listed for g
148. n old combustible roof such as wood shingles may be rated lower Metal reflects radiant heat from the sun minimizing midday heat gain Though the material itself is low in This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 30 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm m insulation R value many systems utilize a dead air space between the metal and roof deck to increase energy efficiency Metal roofing is expensive roughly equivalent in cost to other premium roofing materials However the total cost of ownership is generally very low due to the inherently long life of the material The installation cost can be lower than concrete tile materials due to the savings on engineering the roof supporting structure Metal roof installations can be more noisy that other materials The sound of rain tapping on the roof is romantic and homey for some for others it s may be annoying In a rainstorm or hailstorm living beneath thin sheets of metal is bound to be noisier than beneath thick slate or concrete clay tile Noise can be controlled however both by using materials that have structural barriers to minimize the drum effect and by ap
149. n on this topic Telecom amp Networking Informational Conditions f The main cable access panel is located adjacent to the main electric service panel Sub Panel A General Comments Informational Conditions f Sub panels are commonly located inside residences Any exterior panel installations should be properly protected from the elements or be listed for exterior use Electrical panels are required to be readily accessible and should not be blocked by stored personal property installed finishes shelving etc The circuits should be clearly labeled as to purpose It is beyond the scope of a general property inspection to verify the accuracy of any circuit labeling Circuit labeling should clearly identify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom Size and Location Informational Conditions f The residence is served by a 50 amp 240 volt sub panel located in the closet of bedroom three For safety reasons and for ease of access the area around the panel should be left clear of any obstructions Current safety standards would not allow the installation of new sub panels in any closet We suggest that consideration be given to relocation of the sub panel as repairs and or renovations are undertaken over time Sub Panel Functional Components and Conditions f The sub panel is functional but is a smaller and an older design This type of panel would be considered obsolete and unde
150. n therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 75 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Safety q The smoke alarm s in this area appears older and may not be as reliable as newer devices Generally accepted fire safety practices call for the replacement of any smoke alarms older than ten years because reliability drops significantly after that point Given the low cost of these safety devices we suggest that you replace the unit for occupant safety reasons Registers Informational Conditions a The return air register for the heating system is located at the hallway upper wall ceiling The air filter is located in the intake grate Itis important for the proper operation of the system to change the filter every two to three months during the heating and or cooling season Running the system with a dirty filter will not only reduce the efficiency and airflow of the system and it may actually reduce the systems useable life Laundry General Laundry Room Comments Informational Conditions 7 In accordance with industry standards we do not test clothes dryers nor washing machines and their water connections and drainpipes However there are two things that you should be aware of The water supply to washing machines is usually left on and their hose
151. n with a view to upgrading the installation to conform to current standards Registers Functional Components and Conditions m Ventilation register present and air flow was verified in living room It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 61 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Dining General Comments Informational Conditions f This area appears to have been part of a remodel or an addition Interested parties are encouraged to obtain a full permit history for the property and copies of any other relevant documentation that would indicate the work was completed by a qualified specialist with appropriate jurisdictional oversight Our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and latent defects that may exist Doors Functional Components and Conditions m The French doors are functional and appear to include safety glass as required Exterior Doors Functional Components and Conditions m The exterior doors appear serviceable and appear to use safe
152. nce of such intrusion may only be obvious when it rains We frequently discover leakage issues while it is raining that may not have been apparent otherwise Too often the damage progresses to a point at which a window or door must be replaced Such occurrences are not uncommon and demonstrate why the cost of renovating a neglected home will always exceed that of having maintained it Driveways Functional Components and Conditions f The asphalt driveway appears older with noticeable age related cracking and or deterioration However the installation appears to be capable of fulfilling its intended purpose In general asphalt driveways are not as durable as concrete ones and generally develop cracks as they age They are expected to last approximately fifteen to twenty years and typically need maintenance sealing service on an annual basis to maximize their useful life Interested parties desiring further information and or service should consult with a qualified paving asphalt contractor Informational Conditions f There are indications of prior repairs at various locations The driveway is steep and could be problematic for some vehicles and should be used with caution Interested parties should independently confirm that any of their vehicles can adequately navigate the driveway Walkways Informational Conditions f Portions of the walkways have been displaced by movement There are a variety of possible causes not limited too seismic motion soi
153. nd particularly before each rainy season The metal roof may have been installed over an old roof This is a common installation with this type of metal roofing system Metal roof such as this are typically allowed to be installed over old composition shingle or wood roofs However any damaged material is generally required to be removed prior to installation of the new roof Due to the nature of the installation we are unable to verify this No opinions are offered as to the conditions within concealed and or inaccessible areas If the dwelling requires fumigation to treat for wood destroying organisms it would be prudent to have the roof inspected before and after the fumigation contractor tents the property If walked upon improperly it is possible to damage the roof tiles By having inspections done before and after it is possible to determine the extent if any of damage for the purposes of any repair responsibility There are a number of trees and or other vegetation in the general vicinity Periodic cleaning of the roof will be required to facilitate proper drainage The roof on of this dwelling does not appear to be original A building permit is required to install a roof in this area Consequently we recommend that any interested parties obtain copies all relevant documentation building permits etc for your records on the installation It is also advisable to obtain copies of all material and or installation documentation as these may includ
154. nd components and parking area We feel that items in RED or BLUE are significant We provide an overview of this inspection at the front of the report where we list the recommendations we believe may be important to the client These recommendations should not be considered the only significant findings or issues You must establish your own priorities after thoroughly studying this report reviewing all the recommendations in this report and consulting with other experts and or specialists as you may deem necessary We strongly recommend that you discuss these items specifically and the report as a whole with your REALTOR contractor and or legal advisor The observations in this report are the result of visual observations made the day of the inspection To realize the full benefit of this report please take the time to read the entire report It is also recommended that a final walk through be made on any property as various components fail or break at random without regard to our timetables and or calendars Thank you for considering Walker Property Evaluation Services for your real estate inspection needs If we can be of further assistance to answer questions regarding this report please feel free to contact us at 650 873 4224 This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Prope
155. nd fault circuit Interrupter GFCI protection GFCI protection is an important safety feature and would be required on all new receptacles installed in high risk damp areas such as garages the exterior laundry kitchens bathrooms etc We suggest that all of the receptacles in all high risk areas be upgraded to include ground fault GFCI protection as a property safety upgrade Interested parties are encouraged to consult with a qualified electrical contractor for further information and or service Electrical Informational Conditions There are one or more electrical panels and or disconnect switches located in the garage Please refer to the electrical section for any further information This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 79 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm We noted one or more improperly used extension cords plug expanders installed in this area Electrical extension cords should not be routed through concealed areas stapled to walls baseboards and or otherwise used for as a substitute for permanently installed receptacles Interested parties are encouraged to consult with a qualified electrician regarding the
156. nd others associated with the inspection without regard to race color national origin gender religion age sexual orientation or disability b Inspector s advertising marketing and promotion of services or qualifications shall not be fraudulent false deceptive or misleading c Inspectors shall abide by CREIA bylaws and guidelines in the use of the CREIA logo and other CREIA materials d Inspectors will respond professionally to client or CREIA concerns and complaints about an inspection e Inspectors shall report substantial and willful violations of this Code to CREIA IV Consequences for breach of this Code a Inappropriate language or behavior towards CREIA office staff First offense Written reprimand placed in candidate s or member s file Second offense One 1 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s member s file b Candidate member using CCI MCI or CNCS logo First offense Written reprimand placed in candidate s file Second offense Six 6 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s file c CCl member using MCI or CNSC logo First offense Three 3 month member not in good standing status and loss of all privileges This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein Al
157. nd three quarters inches nor less than four Also the distance in rise between any step on the run should not exceed three eighths of an inch We recommend that the installation be upgraded to confirm to current standards as a property safety upgrade Guards Safety The guards do not appear to conform to current safety standards Current guidelines call for the guards to be a minimum of forty two inches high with balusters pickets spaced so that a four inch sphere will not pass through the openings We recommend that the installation s be brought into full conformance with current requirements for safety reasons All appropriate precautions should be taken to safeguard the occupants and especially any children and or elderly Please note that some types of modifications repairs to these areas may trigger mandatory upgrades to these installations Interested parties should consult with a This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 24 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm qualified general contractor for service Patio Area Informational Conditions f The patio arbor installation appears older We noted that the methods used to attach th
158. nditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 14 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm apparent areas of concern and no further evaluation would appear warranted at this time We noted staining on the sill rim joist and or cripple wall areas at various areas around the building perimeter This may be noted in the WDO report Please refer to that specialists report for any suggested service We recommend monitoring these areas for any indications of moisture and servicing as necessary The sub floor area below one or more tubs is not completely sealed This is a common point of pest intrusion Current construction standards recommend that any such openings be sealed with wire mesh or similar material to prevent rodent intrusion We suggest that a qualified trades person be consulted regarding properly sealing this area We noted a number of the pier posts appear older and or original These are constructed with the wood members closer to grade than current standards would allow Any such areas will be more susceptible to moisture and or wood destroying organism WDO infestations than post piers constructed to more modern standards We suggest periodic inspection of these areas and that consideration be given to upgrading the installation to me
159. nerally serviceable Informational Conditions 7 One or more exhaust fan ducts appear to vent to the roof without a backdraft damper installed These are required on all new installations as part of the energy conservation standards The absence of a backdraft damper will result in the loss of heated air from the dwelling which is a waste of energy Interested parties are encouraged to have a qualified trades person evaluate and service as necessary to bring the installation into conformance with current standards Heat Vents Functional Components and Conditions m The visible portions of the heat vents within the attic appear to serviceable The installation appears consistent with the construction practices at the time of the apparent installation Informational Conditions d We noted an cement type of vent pipe sometimes referred to as Transite abandoned within the attic area Masonry vent materials of this type and era may contain a suspect hazardous material In general we suggest that any abandoned materials be properly removed and openings sealed Should this material be removed it is recommended that a licensed hazardous materials contractor evaluate and first determine the composition and recommend the appropriate method of disposal Blown In Cellulose Insulation Informational Conditions 7 The attic is insulated with approximately four to six inches of blown in cellulose but current standards call for nine and even twelve inches Some types of
160. nformational Conditions m q The obsolete and ungrounded receptacles in the bedroom should be upgraded to include more modern and safer ones which provide a pathway for the electrical current to travel harmlessly to ground There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards We noted one or more plug expansion devices extension cords installed in this area These are typically installed in areas where there are too few receptacles These devices are not recommended as they may allow the receptacle to be overloaded We suggest that a qualified electrician add additional circuits and receptacles as needed to serve the requirements of the household Registers Functional Components and Conditions Ventilation register present and air flow verified in bedroom It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system Smoke Alarms Components amp Conditions Needing Service Evaluation There is no smoke detector in the bedroom and one is required This should be completed before the close of escrow We recommend installing a smoke detector in any case for safety reasons This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comme
161. nformational Conditions f We do not evaluate refrigerators and or wine storage coolers as part of our inspection Interested parties should independently confirm the proper function operation of any such devices and or appliances Hallway Doors Functional Components and Conditions m The door is serviceable and appears to include impact resistant tempered safety glass as required Floor Functional Components and Conditions m The floor in the hallway is carpeted and does not have any significant defects Walls and Ceiling Informational Conditions f There are one or more unsealed unfinished areas that should be serviced We recommend that a qualified drywall contractor service as necessary Closet Functional Components and Conditions m The closet or closets in the hallway are in acceptable condition Informational Conditions The closet could not be fully evaluated due to stored personal property Lights Functional Components and Conditions m The lights in the hallway are functional Smoke Alarms Components amp Conditions Needing Service Evaluation q The smoke alarm in the hallway did not respond when tested using the manufacturers built in test function The unit should have its battery replaced and or be serviced replaced as needed A functional smoke alarm is required in this location on or before the close of escrow This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upo
162. ng standards especially should infants small children or the elderly be present Interested parties desiring further information should consult with a qualified glazing contractor Further Evaluation One or more windows appear stuck and or painted shut and could not be evaluated Any such windows should be serviced as needed to insure proper function Interested parties should consult with a qualified trades person for any necessary service Ventilation Ports Informational Conditions There are no ventilation ports to vent exhaust fumes Therefore vehicle engines should not be left running with the garage door closed or carbon monoxide poisoning could result We suggest adding ventilation to the garage as a safety upgrade to the property Overhead Storage Area Informational Conditions The overhead storage space does not appear to be original While it is not unusual for storage to be added in this area the roof framing is rarely designed to handle any significant additional load over and above the roof and associated wind loads etc This type of storage may potentially stress the roof framing We suggest that the area not be used or at the very least any usage should be limited to lightweight items Garage Exterior Door Informational Conditions The exterior garage door was blocked inaccessible and could not be inspected Interested parties should independently confirm the proper operation of this door Garage Door and Hardware
163. nt with practices of the apparent time of construction and or installation Circuit Protection Functional Components and Conditions m The circuit breakers within the sub panel have no visible deficiencies Grounding Components amp Conditions Needing Service Evaluation q The sub panel appears to be an upgraded and or newer installation The panel grounding methods do not appear installed consistent with the standards in effect at the time of apparent installation Interested parties are encouraged to obtain a permit history for the dwelling that would indicate that the installation conforms to standards acceptable to the local authority having jurisdiction We recommend that a qualified electrical contractor evaluate the panel installation and service as needed to insure the safety of the system and conformance with appropriate electrical standards e See Attached Illustration 9 Further Evaluation 7 There appears to be no independent grounding system installed for the detached building sub panel as would be required under current construction standards Modern electrical safety guidelines require a dedicated ground system be installed in a detached structure where more than one circuit is run for safety reasons This might be accomplished using a driven rod or other means We recommend that this be upgraded to a more modern and safer grounding system Interested parties should consult with a qualified electrical contractor for further information Th
164. nted comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 4 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm reviewing all the recommendations in this report and consulting with other experts and or specialists as you may deem necessary Please see the full report for an in depth discussion of all conditions observ ed evaluated PLEASE NOTE NOTICE TO THIRD PARTIES This report is a work product and is copyrighted as of the date of this report The inspection report is for the sole benefit and reliance of the Client named in the original report and is nontransferable The report is a summary of the inspection and all consultation between Inspector and Client and is issued subject to the terms conditions and limitations under which the inspection was performed The terms conditions and limitations are a part of this report and are attached hereto and incorporated by reference herein Inspector assumes no liability for third party interpretation and or use of the report Third parties are encouraged to obtain a property inspection from a qualified inspector of their choice Unauthorized duplication and or distribution of use of or reliance on this report by any party other than the clients has the effect of all parties agreeing to hold harmless individually jointly and or otherwise the ins
165. nts and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 65 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Bedroom 2 Location Informational Conditions m m The bedroom is located at the left center of the dwelling Doors Functional Components and Conditions The door in the bedroom is functional Informational Conditions The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components and Conditions The floor is carpeted and appears in serviceable condition We noted no apparent visible significant issues Informational Conditions m m q m m Furniture and or personal belongings prevented a complete examination Walls amp Ceiling Functional Components and Conditions The walls and ceiling in the bedroom are in acceptable condition Informational Conditions We noted indications of prior repairs to one or more areas of the walls and or ceilings Multi Glazed Windows Functional Components and Conditions The multi glazed bedroom window is functional Safety The bedroom windows in this area do not appear original However they do not appear to conform to the emergency egress standards for the period of apparent installation Some types of replacement retrofit windows utilize the existing window
166. nts from the adjacent areas We evaluated the flat roof by walking the roof surface Age and General Evaluation Functional Components and Conditions Because of the nature of the material we are unable to estimate the age with any reasonable accuracy However the visible portions appear to be in generally serviceable condition We do not warrant the roof against leaks For a roofing certification guarantee you would need to have a roofing company perform a water test and issue a roof certification Interested parties should obtain the installation documentation that would indicate that the roof was installed with appropriate jurisdictional oversight and any warrantee that may be applicable transferable This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 37 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Informational Conditions 7 The metal roof appears to be newer we estimate less than three years old We suggest that you obtain a copy of the installation permit etc which will reveal its exact age and any warranty or guarantee that might be applicable and or transferable It will be important to keep this roof clean and to inspect it regularly a
167. number of receptacles installed in this property that have modern three prong receptacles However some or all of these test showing open ground connection no ground connection This would indicate that three prong grounded type duplex receptacles have been installed on an ungrounded circuit While a common practice generally due to two prong receptacles not being readily availability at the major home improvement centers this is improper Generally accepted electrical installation safety standards provide four alternatives for dealing with ungrounded convenience receptacles The first is simply to leave them as is however a two prong ungrounded type receptacle must be used Second it is acceptable to install an independent ground wire to the enclosure as long as it terminates at the main ground point for the dwelling Third it is acceptable to install a GFCI receptacle in an ungrounded enclosure since the ground fault circuit interrupter receptacles do not require a ground to function properly Lastly the wiring to the enclosure may be replaced with modern a modern three wire grounded circuit Due to the nature of the installation we observed it is likely that the work has been performed by inadequately trained individuals Interested parties are encouraged to upgrade the installation to meet current standards We suggest that a qualified electrical contractor evaluate the electrical system and make appropriate service recommendations GFCI amp A
168. ny specialized instruments to establish that the structure is level We enter the accessible areas to confirm that foundations are bolted and to look for any evidence of distress or damage in the structure We may not comment on lessor issues such as on commonplace shrinkage cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing which would not normally be an area of concern There is no absolute standard for evaluating cracks In general cracks that are 1 8 or less and which do not exhibit any vertical or horizontal displacement are generally not regarded as being a concern All other cracks should be evaluated by a specialist We may not recommend that you consult with a foundation contractor a structural engineer or a geologist However this should not deter any interested party from seeking the opinion of any such expert should they desire further information and or should this be an area of particular concern Description of Foundation Type Informational Conditions 7 The original foundation is raised and appears to have had bolts or restraints installed at the time of original construction The addition area or areas are also raised and appear bolted or restrained consistent with standards of the apparent period of construction There are intermediate supports consisting of concrete piers pads support posts and dimensional lumber framing We are not qualified to elaborate on the structural adequacy of
169. of all privileges Written reprimand placed in candidate s member s file g Candidate or member offering or soliciting incentives to the seller or agents involved in a real estate transaction First offense Written reprimand placed in candidate s member s file Second offense Six 6 month member not in good standing status and loss of all privileges Written reprimand placed in candidate s member s file h Breaches of this Code that are not specifically covered by this Section IV shall be subject to consequences as determined by the CREIA Board Such consequences shall be reasonable in light of and in comparison to those expressly stated herein This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 90 Energy Conservation and Utility Information UTILITY BILL REBATES AND OTHER ASSISTANCE Online Consumer and Business Conservation Rebate Database www consumerenergycenter org California Department of Consumer Affairs www dca ca gov energy challenge htm California Energy Commission 1 800 772 3300 or www consumerenergycenter org for information on utility bill assistance programs California Public Utilities Commission Consumer Affairs Branch 1 800 649 7570 or www cpuc ca gov for information on basel
170. ofing professional as needed for repairs Gutters and Drainage Functional Components and Conditions m The gutters were viewed from below and the visible portions appear to be in generally serviceable condition Without water in them it is difficult to judge whether the gutter are correctly pitched to direct water into the downspouts but they should function as intended Informational Conditions 7 It would be prudent to add leaders at the bottom of the downspouts to promote positive drainage Some or all of the gutters has a screen and or debris diverter panel system installed This system covers much of the gutters restricting visibility or accessibility No representations can be made as to the conditions within concealed or inaccessible areas This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 39 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Plumbing We evaluate plumbing systems and their components in accordance with CREIA and industry standards of practice which include testing for pressure and functional flow Plumbing systems have common components but they are not uniform In addition to fixtures components typically consist of gas pipes
171. omponents and Conditions m The roof flashing appear to be in acceptable condition Gutters and Drainage Functional Components and Conditions m The gutters were viewed from below and the visible portions appear to be in generally serviceable condition Without water in them it is difficult to judge whether the gutter are correctly pitched to direct water into the downspouts but they should function as intended Informational Conditions It would be prudent to add leaders at the bottom of the downspouts to promote positive drainage Some or all of the gutters has a screen and or debris diverter panel system installed This system covers much of the gutters restricting visibility or accessibility No representations can be made as to the conditions within concealed or inaccessible areas Roof Mounted Accessories Informational Conditions 7 The evaluation of roof mounted equipment such as TV antennas satellite dishes etc is beyond our expertise and the scope of a home inspection We specifically exclude these items from our inspection Any comments made regarding these components is strictly for the convenience of the client We noted a roof mounted satellite dish These components should be periodically inspected to insure that they are properly secured to the roof as the brackets and or cables may loosen or deteriorate over time The connection points should be inspected as well since any roof penetration may become a point of leakage Attic Gener
172. on and is specifically disclaimed in the scope This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 60 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm of work governing this inspection and the CREIA Standards of Practice However we may note areas of concern should they become apparent during the course of our inspection Any comments are made for the convenience of the client only and are not intended to be comprehensive Interested parties desiring further information should consult with a state licensed locksmith Living Front Door Functional Components and Conditions m The front door is functional and appears to include safety glass as required m The front doorbell responded when tested Floor Functional Components and Conditions m The floor is carpeted and appears in serviceable condition We noted no apparent visible significant issues Informational Conditions 7 Furniture and or personal belongings prevented a complete examination of the flooring in this area Walls and Ceiling Functional Components and Conditions m The walls and ceiling in the living room are in generally acceptable condition Informational Conditions We noted indication
173. one or more tubs is not completely sealed This is a common point of pest intrusion Current construction standards recommend that any such openings be sealed with wire mesh or similar material to prevent rodent intrusion We suggest that a qualified trades person be consulted regarding properly sealing this area As noted elsewhere there are apparent flat and or improperly sloped vent pipes at one or more under floor drains Generally speaking current standards require plumbing drain system vents to be installed with a minimum 45 degree slope from horizontal until they are above the floor level This is to insure that if a blockage occurs in the drain line that any effluent will drain properly back into the sanitary sewer system We recommend that a qualified plumbing contractor evaluate and service as needed e See Attached lllustration 5 Waste Clean Out Location Informational Conditions There appears to be a main sewer waste clean out located at the rear of the dwelling There are one or more secondary waste clean outs located in the crawlspace We may not have located all the accessible clean outs in the dwelling This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 44 q Inspection Address 2318 Buena Vista Avenue
174. onstitutes your ascent to the terms of the written agreement governing this document and to the scope and limitations of the inspection as described in the written agreement and in the CREIA Standards of Practice Interested third party s are encouraged to obtain their own independent inspection for the property Walker Property Evaluation Services would be happy to schedule such an inspection for you SCOPE OF THE INSPECTION The real estate inspection to be performed for Client is a survey and basic operation of the systems and components of a building which can be reached entered or viewed without 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 Inspector will prepare and provide Client a written report for the sole use and benefit of Client The written report shall document any material defects discovered in the building s 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 inspection shall be performed in accordance with the Standards of Practice of the California Real Estate Inspection Association CREIA attached hereto and incorporated herein by reference and is limited to those items specified herein CLIENT S DUTY
175. oof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces If a property does not meet this ideal or if any portion of the interior floor is below the exterior grade we cannot endorse it and recommend that you consult with a grading and drainage contractor even though there may not be any evidence of moisture intrusion We have confirmed moisture intrusion in residences when it was raining that would not have been apparent otherwise Also in conjunction with the cellulose material found in most modern homes moisture can facilitate the growth of biological organisms that can compromise wood framing or produce microbial growth that is deleterious to health This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 21 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Flat and Level Pad Informational Conditions f The residence is situated on a small slope which would not generally require a geological evaluation We recommend consulting with the original soils report for this site area for a complete discussion of any known specific soil conditions or issues Further Evaluation f The site has a sloped
176. opening and thus may have a sill height that exceeds what would be considered safe in current standards This has typically been allowed However even on replacement retrofit windows the openable portions of the window should still be installed to provide adequate emergency egress Current standards would require that at least one bedroom window measure a minimum of twenty four inches high or twenty inches wide with an openable area of 5 7 square feet and have a maximum sill height of forty four inches in order to facilitate an emergency exit for the occupants and or emergency egress for a fireperson wearing breathing apparatus In general a significant remodel or window change in this area may trigger mandatory upgrades to any non conforming areas We recommend that consideration be given to modifying the installation to conform to current safety standards for occupant safety The window treatments storm or noise abatement installations and or hardware in this sleeping area may restrict the operation of the window or windows This may prevent and or impede an emergency exit by the occupants or an emergency egress by emergency personnel wearing a breathing apparatus This installation poses a life safety risk We recommend modifying the installation to provide full emergency access to the windows Interested parties should consult with a qualified trades person for any necessary service The upper window latch appears higher than forty eight inches and
177. or etc This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 32 m Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm The visible areas of the roof framing spacing spans connection methods etc at the accessible portions of the attic appear to conform to older obsolete construction standards The performance of older framing installations is unpredictable during a seismic event under high wind conditions and or other extraordinary occurrences Current standards are more conservative and would generally require shorter rafter spans larger size lumber smaller spacing intervals the addition of collar rafter ties purlins positive framing connections at the ridge and rafter to wall connection points etc The replacement of the roof with certain types of roofing materials or other significant changes to the dwelling may trigger mandatory upgrades to the framing assembly We recommend upgrading the installation to conform to current standards as a seismic and safety upgrade to the dwelling We are generalists and are not specialists on this topic Interested parties are encouraged to consult with a registered design professional and or other qualified spe
178. or salt crystal formations that result when moisture penetrates the sidewalls or the slab This is also quite common if a garage is below grade and some sidewalls are even cored to relieve the pressure that can build up behind them and which actually promotes drainage through the garage If there is living space above the garage it may be seismically vulnerable Ideally the columns and beams around the garage door will be made of structural steel but in many residences these components are made of wood but could include some structural accessories such as post straps and hold downs and plywood shear paneling Regardless we are generalists and not engineers and we recommend that you read about this in a booklet that should have been given to you by your realtor Interested parties desiring further information should consult with a registered design professional Garage door openings are not standard and you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 77 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm The visible portions of the gara
179. orthcoming the moving party may then demand binding arbitration under the terms and provisions set forth below ARBITRATION Any dispute concerning the interpretation or enforcement of this Agreement the inspection the inspection report or any other dispute arising out of this relationship shall be resolved between the parties by binding arbitration conducted in accordance with California Law except that the parties shall select an arbitrator who is familiar with the real estate profession The parties agree that they shall be entitled to discovery procedures within the discretion of the arbitrator The arbitrator shall manage and hear the case applying the laws of the State of California to all issues submitted in the arbitration proceeding The award of the arbitrator shall be final and a judgment may be entered on it by any court having jurisdiction Any disputes are to be arbitrated by Judicial Arbitration and Mediation Service JAMS This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 83 CREIA Standards of Practice Table of Contents Definitions and Scope Il Standards of Practice Foundation Basement and Under floor Areas Exterior Roof Covering Attic Areas and Roof Framing Plumbing El
180. ose of escrow General Interior Conditions and Comments General Comments Informational Conditions 7 The residence was furnished at the time of inspection and because of this our access to and view of the components systems and surfaces within in the dwelling are necessarily limited In accordance with CREIA standards and industry practices we only inspect those components or surfaces that are exposed and or readily accessible We do not move furniture lift carpets nor remove or rearrange or move items within closets and cabinets No opinions are offered as to the conditions within any such inaccessible and or otherwise concealed areas We will always make every reasonable effort to inspect a furnished dwelling as thoroughly as is possible However due to the limitations inherent in the nature of this visual inspection it is possible that condition and or defects may not be apparent and hence go undetected We noted indications of recent painting and or repairs in various interior areas Paint may temporarily obscure stains cracks and or other issues that may later manifest themselves Our inspection is strictly limited to the accessible and visible conditions within the dwelling No opinions are offered as to the conditions within inaccessible concealed areas and or as to conditions that were not apparent at the time of inspection We noted indications that one or more cats dogs and or other household pets occupy the premise We are not
181. parties hereto and their heirs successors and assigns This Agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof and may be modified only by a written agreement signed by all of the parties hereto No oral agreements understandings or representations shall change modify or amend any part of this Agreement Each party signing this Agreement warrants and represents that he she has the full capacity and authority to execute this Agreement on behalf of the named party If this Agreement is executed on behalf of Client by any third party the person executing this Agreement expressly represents to Inspector that he she has the full and complete authority to execute this Agreement on Client s behalf and to fully and completely bind Client to all of the terms conditions limitations exceptions and exclusions of this Agreement SEVERABILITY Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or unenforceable the remaining provisions of this Agreement shall remain in full force and effect unimpaired by the court s holding MEDIATION The parties to this Agreement agree to attend in good faith mediation with a retired judge or lawyer with at least 5 years of mediation experience before any lawsuit is filed All notices of mediation must be served in writing by return receipt requested allowing 30 days for response If no response is f
182. pection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm access to the windows Interested parties should consult with a qualified trades person for any necessary service q The upper window latch appears higher than forty eight inches and may inhibit emergency egress We recommend removal and or relocation of these latches for safety reasons Closets Functional Components and Conditions m The bedroom closet and its components are functional Informational Conditions f The closet could not be fully evaluated because it was full of personal belongings The sub panel is located in the closet For safety reasons and for ease of access the area around the panel should be left clear of any obstructions Current safety standards would not allow the installation of new sub panels in any closet We suggest that consideration be given to relocation of the sub panel as repairs and or renovations are undertaken over time Lights Functional Components and Conditions m The lights in the bedroom are functional Receptacles Informational Conditions f There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Further Evaluation i There were no accessible receptacles in this room due to personal property and or furniture This prevented any e
183. pector the Company their successors and assigns from any third party claims arising out of unauthorized distribution of the inspection report Any use or reliance whether authorized or unauthorized of the information contained herein constitutes your ascent to the terms of use and scope of work governing this document and to the scope and limitations of the inspection as described in the terms of use the written agreement and in the CREIA Standards of Practice We recommend that any and all repairs safety issues or upgrades be completed only by licensed specialists and only with the benefit of permit The prospective buyer is specifically cautioned to obtain any further evaluations information price quotes et cetera pertaining to the service and or safety recommendations made in this report well before the close of escrow These licensed and or qualified specialists may well identify additional defects and or recommend additional upgrades the scope and price of which could affect your evaluation of the property We provide an overview of this inspection at the front of the report where we list the recommendations we believe may be important to the client These recommendations should not be considered the only significant findings or issues You must establish your own priorities after thoroughly studying this report reviewing all the recommendations in this report and consulting with other experts and or specialists as you may deem necessary
184. plying them over sound deadening insulation and solid plywood sheathing Just as your car will dent if a golf ball hits it a metal roof may dent if large hailstones fall on it Aluminum and copper much softer than steel are more prone to denting Some are guaranteed not to Installers must be careful not to scratch or dent roofing during installation panels must be treated with care Unlike conventional roofing some metal shingle systems are installed from the top down eliminating the need to walk on them Once installed it may be necessary to hose off roofing now and then to keep it looking good These roofs tend to be relatively maintenance free As with other pitched roofs many metal roofs are dependant on the waterproof membrane that is concealed beneath them and cannot be examined and this is why our service does not include a guarantee against leaks For such a guarantee you would need to have a roofing company perform a water test and issue a roof certification However the sellers or the occupants generally have the most intimate knowledge of the roof and you should request the installation permit which could include a warranty or guarantee Method of Evaluation Informational Conditions This type of roof is easily damaged by walking on it Consequently we were unable to safely access the roof and evaluated it from within the attic and from several vantage points with a ladder and or binoculars There are areas that were not visib
185. potable water pipes drain and vent pipes shut off valves which we do not test pressure regulators pressure relief valves and water heating devices The best and most dependable water pipes are copper because they are not subject to the build up of minerals that bond to the inside of galvanized pipes and gradually reduce their inner diameter and restrict the volume of water A water softener will remove most of these minerals but not once they are bonded within the pipes for which there would be no remedy other than a re pipe The water pressure within pipes is commonly confused with water volume but whereas high water volume is good high water pressure is not In fact whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended which typically comes factory preset between forty five and sixty five pounds per square inch However regardless of the pressure leaks will occur in any system and particularly in one with older galvanized pipes and commonly when the regulator fails and high pressure begins to stress the washers and diaphragms within the various components Waste pipes are equally varied and are comprised of older ones such as those made of clay or others that are made of a material like cardboard coated with tar and modern plastic ones referred to as ABS Typically the condition of these pipes is directly related to their age ABS pipes for instance are virtually impervious to deterioration Ho
186. ppears sufficient to ensure that moisture intrusion would not threaten the living space under normal conditions We do not research the proximity of a property to flood zones and cannot warrant that the property might not be subject to intrusion under extraordinary conditions Interested parties should consult with the flood zone maps for this area for information on the flood hazard risks associated with this property The crawlspace could be subject to moisture intrusion and should be monitored This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 22 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Exterior Features General Comments and Description Informational Conditions f It is critical to maintain a property including painting or sealing walkways decks and other hard surfaces and it is particularly important to keep the exterior walls and trim properly painted sealed as this provide critical protection against weathering and or deterioration Unsealed cracks around windows doors thresholds cable telephone cables and pipes can permit moisture intrusion which is the principle cause of the deterioration of any surface Unfortunately the evide
187. r amenities including but not limited to accessory buildings fences planters landscaping irrigation swimming pools spas ponds waterfalls fountains or their components or accessories Auxiliary features of appliances beyond the appliance s basic function Systems or components or portions thereof which are under ground under water or where the Inspector must come into contact with water Common areas as defined in California Civil Code section 1351 et seq and any dwelling unit systems or components located in common areas Determining compliance with manufacturers installation guidelines or specifications building codes accessibility standards conservation or energy standards regulations ordinances covenants or other restrictions Determining adequacy efficiency suitability quality age or remaining life of any building system or component or marketability or advisability of purchase Structural architectural geological environmental hydrological land surveying or soils related examinations Acoustical or other nuisance characteristics of any system or component of a building complex adjoining property or neighborhood 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 Risks associated with events or conditions of nature including but not limited to geological seismic wi
188. r extension cords have been used for exterior connections Itis important for safety reasons to use cable and or connections rated for exposure to sunlight and or use in wet or damp environments We recommend that a qualified electrician evaluate and repair as necessary Street Number Designation Informational Conditions f The dwelling street number signage designation appears inadequate Itis important that the dwelling address be clearly visible from the street to insure that emergency vehicle can find the dwelling quickly in an emergency Current safety standards require that all dwellings have a street number that is plainly This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 27 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm visible from the street We recommend bringing the installation into full conformance with current standards as a property safety upgrade Interested parties should consult with a qualified trades person for further information and or service Storage Enclosure Informational Conditions f The exterior storage enclosure does not appear original Interested parties should confirm independently that the installation conforms to any
189. r responsibility There are a number of trees and or other vegetation in the general vicinity Periodic cleaning of the roof will be required to facilitate proper drainage The roof on of this dwelling does not appear to be original A building permit is required to install a roof in this area Consequently we recommend that any interested parties obtain copies all relevant documentation building permits etc for your records on the installation It is also advisable to obtain copies of all material and or installation documentation as these may include information related to applicable This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 31 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm warranties and guarantees This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without benefit of a permit and any potential latent defects that may exist There are tree branches growing at one or more roof eave area We suggest that these be periodically trimmed or removed by a qualified arborist as they may cause damage to the roof and or eaves if left unchecked Flashings Functional C
190. re levels condensation and or damp musty conditions While this is a common issue in homes of any era we now know that this condition may contribute to accelerated deterioration of the framing and generally contribute to unhealthy conditions The WDO report may comment on this issue Current standards recommend a minimum of one square foot of free vent area for every one hundred fifty square feet of under floor area The vents should be installed to provide cross ventilation to the area We suggest that the ventilation be upgraded to conform to current standards Interested parties desiring further information and or service should consult with a qualified general contractor The crawlspace does not have a vapor barrier installed This is plastic sheeting laid on the soil to limit or retard evaporation of moisture from the soil and reduce the amount of dampness in the under floor area The addition of a vapor barrier may be one of the recommended remedial efforts by a specialist should excessive moisture become an issue Some or all of the crawlspace ventilation openings are covered by a series of louvered vent covers While these are generally used for this purpose they are far more restrictive of air flow than conventional wire mesh screens In some cases they may restrict effective air flow by as much as 25 or more of their opening area Since crawlspace ventilation is such an important issue we suggest that the louvered vent covers be replaced with
191. reas at the time of inspection We suggest monitoring any such areas for any indications of movement and or change We recommend that the installation be upgraded to conform to current standards Interested parties should consult with a qualified foundation contractor for further information We noted stains under the bathroom areas We saw no indication of moisture active leaks at the time of inspection This area may be noted in the WDO report Please refer to that specialists report for any specific service recommendations We noted an cement type of vent pipe sometimes referred to as Transite abandoned within the under floor area Masonry vent materials of this type and era may contain a suspect hazardous material In general we suggest that any abandoned materials be properly removed and openings sealed Should this material be removed it is recommended that a licensed hazardous materials contractor evaluate and first determine the composition and recommend the appropriate method of disposal We noted an apparent gas pipe shut off and or union installed within the crawlspace area Generally accepted construction practices preclude the installation of gas valves or unions in areas that are not readily accessible Itis suggested that any such installations be modified to conform to current standards Interested parties desiring further information should consult with a qualified plumbing contractor Components amp Conditions Needing Service Evaluation
192. rent guidelines as a property upgrade Interested parties desiring further information should consult with a qualified electrician Electrical Bonding Informational Conditions 7 The water supply and gas distribution piping appears properly bonded at the water heater area Current safety standards require that these systems be electrically bonded interconnected This is done so that any stray electrical currents short circuits etc have a clear path to ground allowing the appropriate circuit protection device to trip safely Interested parties desiring further information should consult with a qualified electrical contractor This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 55 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 56 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Heat We evaluate heat
193. roduced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 57 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Forced Air Furnace Functional Components and Conditions m The furnace responded to normal user controls when tested and appears functional Informational Conditions 7 Heat is provided by a new less than one year old forced air furnace located in the attic The age is only an approximation Per manufacturers recommendations the forced air heating system should be cleaned and serviced annually to insure efficient operation We suggest that you protect your investment by having the system cleaned and evaluated by PG amp E or a licensed HVAC contractor on an annually basis The forced air system appears newer and or not original to the property We suggest obtaining copies of all relevant installation documentation manuals and or permit that would indicate the work was completed by a qualified specialist with appropriate jurisdictional oversight This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and any latent issues that may be present There appears to be no service manual for the
194. rovide additional strength and stiffness to the walls Interested parties are encouraged to have this installation further evaluated by a qualified seismic retrofit contractor who may make various recommendations to enhance the seismic performance of the dwelling e See Attached Illustration 1 Crawlspace Access Location Informational Conditions i The crawlspace is accessible through several exterior access doors This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 9 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm One of the crawlspace access panel covers were not installed at the time of inspection This may allow for pest entry etc We suggest that an access cover be installed Crawlspace General Conditions and Observations Functional Components and Conditions f The visible portions of the crawlspace are in generally acceptable condition except as noted elsewhere Informational Conditions f We observed efflorescence on the stem walls of the raised foundation which confirms that moisture has penetrated the area at some point This is evident by the white powdery formation of salt crystals on the concrete stem walls Given the apparent age of the
195. rsized by current electrical safety standards We suggest that consideration be given to This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 51 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm upgrading the system to a modern panel that will allow both room to expand and be safer as well Interested parties are encouraged to consult with a qualified electrical contractor regarding upgrading the existing installation to bring it into conformance with current electrical safety and construction standards Informational Conditions J The sub panel is located in a cabinet closet This installation may have been acceptable at the time of original construction However current standards would not allow new installations in closets cabinet areas It is important that the panel be kept accessible for safety reasons and proper that air flow around it be maintained We recommend that relocation be considered as remodel renovation and or repair projects are undertaken over time Interested parties desiring further information should consult with a qualified electrical contractor The current sub panel installation location provides insufficient clearances for service
196. rty Evaluation Services Copyright 2008 Inspection Narratives Page 97 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm TABLE OF CONTENTS PROPERTY INSPECTION REPORT GENERAL INFORMATION SCOPE OF WORK Structural Raised Foundation or Basement Structural Elements Structural Detached Building Raised Foundation or Basement Structural Elements Exterior Wall Covering General Site Comments Grading and Drainage Exterior Features Irrigation Exterior Detached Building Wall Covering Exterior Features Roof Attic Metal Roof Attic Roof Attic Detached Building Metal Roof Plumbing Potable Water Pipes Waste and Drainage System Gas Water Heater Exterior Enclosure Electrical Main Panel Sub Panel A Sub Panel B Electrical Branch Circuits amp Wiring Distribution Heat Heat System Attic Living General Interior Conditions and Comments Living Dining Bedrooms Master Bedroom Bedroom 2 Bedroom 3 Bathrooms Jack Jill Bathroom Hallway Bathroom Common Kitchen Hallway This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 98 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00
197. s can leak or burst under pressure and continue to flow Therefore we suggest replacing old rubber hoses with modern braided stainless steel types that are much more dependable You should also be aware that modern washing machines discharge a greater volume of water than some of the older drainpipes may be able to handle which may result in the water overflowing The only remedy for this would be to enlarge the drainpipe The laundry area is located in the garage Sink Functional Components and Conditions 7 The laundry sink has typical cosmetic wear and tear but appears generally serviceable Faucet Components amp Conditions Needing Service Evaluation The hot and cold supply pipes appear installed in reverse at the control which may pose a scald hazard to those using the fixture Generally accepted plumbing standards require that the left side control movement deliver hot water and that the right side control movement deliver cold water This is particularly important when small children occupy and or visit the property We recommend that a qualified plumbing contractor evaluate and service as necessary to insure the safe proper operation of the fixture Valves and Connectors Functional Components and Conditions 7 The valves for the clothes washer appear functional but were not tested However because they are not in daily use they typically become stiff or frozen Informational Conditions j The use of black rubber hose on clothes washers is d
198. s of prior repairs and or patching consistent with ongoing property maintenance There are one or more unsealed unfinished areas that should be serviced We recommend that a qualified drywall contractor service as necessary Multi Glazed Windows Functional Components and Conditions m The multi glazed windows in the living room are functional Closet Functional Components and Conditions m The closet in the living room is in acceptable condition Informational Conditions f The closet could not be fully evaluated due to stored personal property Lights Functional Components and Conditions m The lights in the living room are functional Informational Conditions We could not determine if one or more of the light switches were functioning properly We were unable to positively identify which device or receptacle that the wall switch services Interested parties should consult with the occupants and or independently confirm the fixture controlled by the light switches in this area Receptacles Functional Components and Conditions m The receptacles in the living room that were tested are functional Informational Conditions f The ungrounded and obsolete receptacles in the living room should be upgraded to include more modern and safer ones which provide a pathway for the current to travel harmlessly to ground There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electricia
199. se of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 91 ILLUSTRATIONS Illustration 1 Raised amp Bolted Portions Have Cripple Walls No Shear Panels Brown coat Scratch coat Paper amp min 5 2 in min 3 8 in wire Finish SAR i coat 5 Stucco Coats Illustration 2 Stucco General This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 92 ILLUSTRATIONS Stucco coats Weep Wire Scratch acreed Ni Brown Water exits from edge not through holes 4 in min to soil 2 in min to paving Weep Screed 2004 Cods Check Illustration 3 Portions Stucco No Weep Screed er pteeereeeee Wires or metal plumber s tape fails to resist upward 2004 Codechak LHrust amp can cut the piping Improper Hanging Material Illustration 4 ABS Crawlspace Improper Hanger Materials This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 93 ILLUSTRATIONS No Flat Venting 2004 Code Check Illustration 5
200. shutoff appears serviceable but was not tested Informational Conditions 7 There is no wrench at the gas shut off valve to facilitate an emergency shut off Gas shut off wrenches are relatively inexpensive tools We recommend that one be left in place by the valve for use in an emergency Gas Seismic Shut Off Valve Safety q The gas main does not have an automatic seismic gas shut off valve installed These devices are designed to automatically shut off the main gas service to the dwelling when an earthquake occurs Please be aware that certain homeowners insurance carriers may require the installation of these safety devices as a condition of insurance Significant repairs renovations to the dwelling may trigger a mandatory upgrade requirement in certain jurisdictions We recommended installation of the safety devices as a property safety upgrade Interested parties desiring further information should consult with a qualified plumbing contractor Gas Pipes Functional Components and Conditions 7 The visible portions of the gas pipes appear to be in acceptable condition except as noted elsewhere Informational Conditions f We noted one or more gas appliances with no drip leg sediment trap installed at the gas connection The installation of a drip leg sediment trap at the appliance is recommended and may be required as part of the manufacturers installation instructions and or by the local jurisdiction The drip leg is a small vertical pipe that is install
201. spection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Roof Attic Our evaluation of roof coverings the components and drainage systems conforms to CREIA and industry standards of practice We access every roof in order to examine it or we indicate our unwillingness or inability to do so There are many different roof types and every roof will wear differently relative to its age the number of its layers the quality of its material the method of its application its exposure to direct sunlight or to other prevalent weather conditions and its maintenance However regardless of its design life every roof is only as good as the waterproof membrane beneath it which is concealed and cannot be examined without removing the roofing material and this is equally true of almost all roofs It is always recommended that the installation documentation and permit be obtained as they will indicate the precise age of the roof any applicable guarantees or warranties that may be transferable There are two basic roof types pitched and flat Pitched roofs are the most common and the most dependable They are variously pitched and typically finished with composition shingles that have a design life of twenty to twenty five years or concrete composite Spanish or metal tiles that have a design life of forty to fifty years and gravel roofs that have a lesser pitch and a shorter design life of ten
202. ssues when observed in the course of this inspection Any comments are those of a lay person and are made for the convenience of the client only Interested parties are encouraged to consult with a qualified arborist for an evaluation of the landscape components present on this property and any potential ramifications that may be the result of their presence Tree branches are growing at the roof eave area We suggest that these be periodically trimmed or removed by a qualified arborist as they may cause damage to the roof and or eaves if left unchecked There are several trees in varying stages of development that are in relatively close proximity to the foundation and should be monitored for any growth that may affect the foundation Interested parties desiring further information should consult a qualified arborist who could better speak to the future growth potential of any such trees There are one or more trees shrubs that are believed to be located in close proximity to the main sewer and or water lines The roots may have an adverse effect on either the water main or the main sewer pipe Interested parties may wish to consult an arborist who could predict future growth potential and speak to any potential issues As noted elsewhere we suggest that the main sewer pipe be video scanned as this is the only way to actually determine the actual condition of the pipe We noted foliage shrubs and or vines that are overgrowing and or growing in close proxim
203. ster bedroom Doors Functional Components and Conditions m The door in the bedroom is functional m The pocket door is functional Informational Conditions The door should be undercut three quarters of an inch to facilitate positive air circulation The door does not appear to have a privacy latch installed We suggest installing one for occupant privacy reasons Floor Functional Components and Conditions m The floor is carpeted and appears in serviceable condition We noted no apparent visible significant issues Informational Conditions 7 Furniture and or personal belongings prevented a complete examination Walls amp Ceiling Functional Components and Conditions m The walls and ceiling in the bedroom are in acceptable condition Informational Conditions 7 We noted indications of prior patching and repairs consistent with normal homeowner maintenance We noted one or more stress cracks at the window and or door areas in the bedroom These appear to be from seasonal and or age related movement in the structure These do not appear to be an area of concern and not further evaluation is recommended at this time However we are generalists and you may wish to have a specialist comment further on this Please be aware that such cracks can reappear especially if they are not repaired properly Multi Glazed Windows Functional Components and Conditions m The multi glazed bedroom window is functional Informational Conditions 7 The dimensions of the
204. system located at the unit as is generally required We recommend obtaining a copy of the manual and leaving it at the unit for use by service personal The manual may also contain important routine maintenance information for the property owner as well The horizontal mounted forced air heating cooling system is mounted directly on the attic floor and or framing This may result in audible and or annoying vibrations in which case the furnace could be set on rubber isolators or suspended by hammock straps from the roof framing Vent Pipe Functional Components and Conditions m The vent pipe is functional Gas Valve and Connector Functional Components and Conditions m The gas valve and connector are in acceptable condition Informational Conditions 7 We noted that no drip leg sediment trap is installed at the gas connection The installation of a drip leg sediment trap at the appliance is recommended and may be required as part of the manufacturers installation instructions and or by the local jurisdiction The drip leg is a small vertical pipe that is installed to catch any debris in the gas stream before it can reach the appliance gas control Debris that reaches a gas control may damage the control module and or cause it to operate unsafely Interested parties should consult the manufacturers installation instruction and the local jurisdiction for the specific requirements for this area and type of appliance Combustion Air Vents Functional Components
205. t a complete evaluation of the supply piping system No opinions are offered as to the conditions within concealed or inaccessible areas The potable water pipes within the visible accessible portions of the residence appear to be predominantly copper piping material However some areas are believed to still include galvanized supply piping The galvanized pipes are presumed to be older and may be original to the property Galvanized pipes have a typical design life of approximately 40 to 60 years The actual life may be more or less depending on a host of factors such as the quality of the original material water quality in the area contact with moisture or soil direct connection to copper piping and even the use of non rated pipe hangers etc Galvanized pipes This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 41 q Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm gradually rust from the inside out and may over time require replacement due to leakage and or the blockages that naturally occur They may produce rusty looking water from time to time and because the water volume in such pipes will gradually be reduced by a build up of minerals within th
206. t and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 38 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history Therefore we recommend that you ask the sellers about it and that you either include comprehensive roof coverage in your home insurance policy or that you obtain a roof certification from an established local roofing company The reinforced thermoplastic roof appears to be newer we estimate less than three years old This is just an estimate and you should request the installation documentation from the sellers that will reveal its exact age and any warranty or guarantee that might be applicable and or transferable Flashings Functional Components and Conditions m The roof flashing appear to be in acceptable condition Informational Conditions 7 Periodic inspection of the roof and flashings are part of normal homeowner maintenance Keeping the gutters and roof clean of debris will reduce wear and significantly reduce the risk of leakage We recommend that the roof be evaluated annually At this time seal any exposed fasteners and inspect all roof penetrations and joints for deterioration Call a ro
207. t decreased efficiency All systems and components have a finite life span it is not possible to predict what that may be for given system We do not inspect the following items free standing appliances refrigerators built in toasters coffee makers can openers blenders water purifiers barbecues grills or rotisseries timers clocks thermostats the self cleaning capacity of ovens and concealed or countertop lighting which is convenient but often installed after the initial construction and powered by extension cords or ungrounded conduits The inspection of an appliance or system does not constitute a guarantee or warranty as to their future operation or remaining life Rather our inspection simply reflects the appliances basic functionality at the time of inspection There are one or more appliances that are older and may be approaching or even beyond the normally anticipated average life span for similar systems All systems and components have a finite life span Itis not possible to predict what the remaining life may be for given system We test the systems and or built in appliances for their basic functionality we do not test them in all modes of operation The inspection of an appliance does not constitute a guarantee or warranty as to its future operation and or remaining life Rather our inspection simply reflects the systems basic functionality at the time of inspection If you desire an insurance policy on these types of systems they
208. t the area be further inspected once it is made accessible Single Glazed Windows Informational Conditions q One or more of the window were not accessible due to stored personal property and or other obstructions and could not be tested Interested parties should independently confirm the proper operation of these windows on or before your final walk through Safety The windows adjacent to the doorways stairways and or walking surfaces etc may not include safety glazing as recommenced under current safety guidelines There were no etched safety glazing labels apparent at the time of inspection on one or more of the windows in potentially high risk areas While this may have been acceptable under the guidelines in effect at the time of construction installation we now understand that these areas present special safety hazards Any glass that is replaced in these high risk areas must meet current safety glazing requirements We recommend that consideration be given to upgrading all This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 78 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm glazing in high risk areas to conform to current safety glazi
209. t we may make for service or a second opinion be scheduled well before the close of escrow because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property Our inspection reflects the operational installation conditions at the time of inspection and does not constitute of warranty or guarantee as the future functionality of the system Heat System Attic Type of Fuel Informational Conditions j The residence is served by a gas fueled heating system Model and Capacity Informational Conditions 7 The forced air unit is manufactured by Carrier Corporation Per the units information label the system has an input rating of 63 000 BTU s This furnace is an induced draft forced air furnace This type of system is designed to yield approximately eighty to eighty five percent operational efficiency This means that for every dollar of gas the system uses approximately eighty to eighty five cents of heat is available for heating the dwelling This would not take into account any heat air loss from the supply duct system insulation and or leakage Modern systems are far more efficient Current designs may yield ninety to ninety five percent efficiency Interested parties may wish to consult with a qualified HVAC contractor and or PG amp E regarding the cost benefits of and any rebates subsidies available for upgrading the system to a modern energy efficient design This report has been p
210. tead of draining away from it as recommended This not only allows for the possibility of moisture intrusion but also differential settling et cetera We suggest that the site drainage and grading be adjusted to provide a minimum of 1 2 of positive slope per foot for a minimum of six feet away from the dwelling as is generally recommended Area Drains Informational Conditions The property is served by subsurface and or area drains All subsurface drains should be vigorously flushed through to the termination point several time per year Surface water carries minerals and silt that is deposited inside the pipes and hardens in the summer months to the consistency of concrete which can impede drainage and require the pipes to be cleared by a rooter service The pipes for these drains are run underground and are not visible The evaluation of the installation and or verification of proper flow from these drains are excluded from the scope of work for this inspection Interested parties should independently investigate any such installations The discharge point for one or more of the area drains is not apparent Interested parties should consult with the sellers occupants regarding the discharge point or independently confirm that the location is appropriate and unobstructed Interior Exterior Elevations Informational Conditions j There appears to be an adequate difference in elevation between the exterior grade and the interior living area floors This a
211. the exterior trim at various locations Interested parties should obtain copies of any relevant documentation that would indicate the nature and scope of the work We noted one or more areas where the exterior trim and associated joints seams etc appears weathered and should be properly caulked sealed painted We suggest that any such areas be properly sealed serviced as needed to forestall any possible moisture intrusion or damage Portions of the trim have been repaired and or replaced and have been left unsealed which will result in premature weathering damage We suggest that a qualified painting contractor seal and paint these areas to forestall any damage Portions of the trim above the windows doors and or other exterior trim do not appear to have metal head flashing installed This is common in older homes but could be considered an installation defect in newer construction In any case this may leave these areas more susceptible to moisture infiltration especially if they are not kept properly calked and painted We recommend periodic inspection of all exterior seams joints etc Any deterioration cracking and or separation should be properly sealed and painted by a qualified trades person Carport Informational Conditions 7 The carport may have been added after the initial construction You should verify this with the sellers or obtain documentation or the installation permit which will confirm that the work was done by a specialist becaus
212. tion Our evaluation is not intended to determine whether or not an area or component is Code Compliant but rather in the opinion of the inspector that a condition s exists which requires further evaluation and or attention by an appropriate trade specialist We are generalists and are not authorized nor do we have the expertise to test for environmental contaminants or comment on termite dry rot fungus or mold or pests but we may alert you to indications of their presence if visible to us Similarly we do not test the quality of the air within a residence Any comments made regarding any such environmental or insect pest or other related issues are those of a lay person only and should NEVER be considered a substitute for an evaluation by a qualified specialist Therefore interested parties should schedule any such specialized inspections with the appropriate specialist well before the removal of transaction inspection contingencies A dwelling and its components are complicated and because of this and the limitations of a visual inspection we offer unlimited follow up consultation via telephone and e mail We encourage you to ask questions In fact we encourage candid and forthright communication between all parties because we believe that it is the only way to avoid stressful disputes and costly litigation Remember if you were present at the time of inspection we can only summarize the report on site so it is essential that you rea
213. tion of these to maintain the integrity of the firewall We recommend evaluation and service as necessary by a qualified plumbing or HVAC contractor to bring the installation into conformance with current standards The total height of the gas vent installation appears to be less than five feet from the draft hood to the termination This does not appear to conform to current gas venting standards which require a minimum total vent system height of at least five feet to insure proper drafting We recommend that a qualified HVAC contractor evaluate the installation and service as necessary to unsure the proper performance of the system Drain Valve Informational Conditions A drain valve is installed on the water heater The valve was not tested for proper operation The water heater should be flushed per the manufacturers instructions to forestall sediment build up in the tank Flushing the water heater usually involves connecting a garden hose from the drain valve to the exterior or a sink The system would be flushed by opening the valve for a period of time This flushes sediment build up out of the tank For specific information on recommended service for this particular hot water heater please refer to the manufacturers instruction booklet Pressure Release Valve and Discharge Pipe Functional Components and Conditions m The water heater is equipped with a mandated pressure temperature relief valve that terminates correctly at the exterior as require
214. to fifteen years The material on most pitched roofs is not designed to be waterproof only water resistant These roofs may be layered or have one roof installed over another which is a common practice but one that is never recommended because it reduces the design life of the new roof by several years can impede emergency service by fire department personal and requires a periodical service of the flashings These are serviced with mastic which eventually shrinks and cracks and provides a common point of leakage However among the pitched roofs gravel ones are the least dependable because the low pitch and the gravel prevent them from draining as readily as other roofs For this reason they must be conscientiously maintained In this respect the least dependable of all roofs are flat or built up ones Some flat roofs are adequately sloped toward drains but many are not and water simply ponds and will only be dispersed by evaporation However the most common cause of leakage results when roofs are not serviced and foliage and other debris blocks the drainage channels What remains true of all roofs is that whereas their condition can be evaluated it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests which are beyond the scope of our service Even water stains on ceilings or on the framing within attics will not necessarily confirm an active leak without some corroborative evidence and su
215. trade specialist for service Decks Functional Components and Conditions The concrete masonry decks appear in generally serviceable condition You may note cracks in the poured concrete walkways etc These are normally caused by the curing process subtle movement thermal expansion contraction etc In general this type of cracking would considered cosmetic and would not be considered an area of concern Interested parties desiring further information should consult with a qualified concrete masonry contractor The wood deck appears older but in generally serviceable condition We noted portions that are weathered and may need of routine maintenance type service such as securing loose planks setting nails sanding or sealing all of which will prolong the life of the deck Informational Conditions All wood decks require periodic maintenance and or service This includes such things as periodic cleaning sealing securing loose planks setting nails all of which will prolong the life of the deck All elevated decks balconies stairs or surfaces should be periodically inspected by a qualified design professional structural pest control operator and or general contractor for indications of deterioration and or damage to insure the safety of the installation Steps and Handrails _ Components amp Conditions Needing Service Evaluation q q q Portions of the stair framing stringers appear deteriorated at grade This area may be noted in
216. tructions and or by the local jurisdiction The drip leg is a small vertical pipe that is installed to catch any debris in the gas stream before it can reach the appliance gas control Debris that reaches a gas control may damage the control module and or cause it to operate unsafely Interested parties should consult the manufacturers installation instruction and the local jurisdiction for the specific requirements for this area and type of appliance Vent Pipe and Cap Components amp Conditions Needing Service Evaluation There are several issues with the gas vent pipe installation that require further evaluation and or service such as improper clearances to combustibles improper materials improper sizing improper slope improperly made connections damaged or deteriorated sections etc We recommend that a qualified HVAC contractor fully evaluate the entire gas appliance vent system and service repair or replace as This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 47 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm necessary to insure safe operation Safety 7 A portion of the single wall vent connector on the gas water heater appears installe
217. ts seals or gaskets Operate any fireplace or determine if a fireplace can be safely used SECTION 9 Building Interior A Items to be inspected Walls ceilings and floors Doors and windows Stairways handrails and guardrails This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 86 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Permanently installed cabinets Permanently installed cook tops mechanical range vents ovens dishwashers and food waste disposers Absence of smoke alarms Vehicle doors and openers B The inspector is not required to Inspect window door or floor coverings Determine whether a building is secure from unauthorized entry Operate or test smoke alarms or vehicle door safety devices Use a ladder to inspect systems or components Il LIMITATIONS EXCEPTIONS AND EXCLUSIONS A The following are excluded from a real estate inspection 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 Site improvements o
218. ts of metal is bound to be noisier than beneath thick slate or concrete clay tile Noise can be controlled however both by using materials that have structural barriers to minimize the drum effect and by applying them over sound deadening insulation and solid plywood sheathing Just as your car will dent if a golf ball hits it a metal roof may dent if large hailstones fall on it Aluminum and copper much softer than steel are more prone to denting Some are guaranteed not to Installers must be careful not to scratch or dent roofing during installation panels must be treated with care Unlike conventional roofing some metal shingle systems are installed from the top down eliminating the need to walk on them Once installed it may be necessary to hose off roofing now and then to keep it looking good These roofs tend to be relatively maintenance free As with other pitched roofs many metal roofs are dependant on the waterproof membrane that is concealed beneath them and cannot be examined and this is why our service does not include a guarantee against leaks For such a guarantee you would need to have a roofing company perform a water test and issue a roof certification However the sellers or the occupants generally have the most intimate knowledge of the roof and you should request the installation permit which could include a warranty or guarantee Method of Evaluation Informational Conditions We evaluated the metal roof and its compone
219. ty glass as required Floor Functional Components and Conditions m The floor in the dining room is an engineered wood veneer or a wood laminate material or a similar material We observed no significant blemishes and or defects in the visible portions of the flooring As with all types of flooring it requires periodic cleaning to maintain its appearance and water seal This type of flooring is susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Informational Conditions 7 Furniture and or personal belongings prevented a complete examination of the flooring in this area Walls and Ceiling Functional Components and Conditions m The walls and ceiling in the dining room are in acceptable condition Multi Glazed Windows Functional Components and Conditions m The multi glazed window in the dining room is functional and appears to include safety tempered glass where generally required Lights Functional Components and Conditions m The lights in the dining room are functional m The wall outlet control switches responded normally Receptacles Informational Conditions There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Components amp Conditions Needing Service Evaluation 7 Several of the receptacles in the dining room are
220. valuation of the receptacles in this room area Interested parties should independently confirm the proper safe function of the receptacles in this area Registers Functional Components and Conditions m Ventilation register present and air flow verified in bedroom It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system Smoke Alarms Components amp Conditions Needing Service Evaluation q There is no smoke detector in the bedroom and one is required This should be completed before the close of escrow We recommend installing a smoke detector in any case for safety reasons This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 68 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Bathrooms Our evaluation of bathrooms conforms to CREIA and industry standards of practice We do not comment on cosmetic deficiencies and we do not evaluate window treatments steam showers and saunas nor do we leak test shower pans which is the responsibility of the pest control inspector However because of the possibility of water damage most pest control inspectors will not leak test second floor shower pans without
221. w verified in the bathroom It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 72 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Common Our evaluation of the common space is in accordance with CREIA and industry standards of practice Which includes a visual evaluation of the kitchen hallway stairs laundry and garage is similar to that of the living space and includes the visually accessible areas of walls floors cabinets and closets and the testing of a representative number of windows and doors switches and outlets We pay particular attention to safety standards such as those involving electricity guardrails and the presence of safety glass but we do not test portable appliances including the supply and waste components of washing machines Kitchen General Kitchen Comments Informational Conditions 7 We test most built in appliances for their basic functionality We cannot evaluate them for their performance nor for the variety of their settings or cycles However if they are older than ten years they may well exhibi
222. wever some ABS pipes are alleged to have manufacturing defects Regardless inasmuch as most drainpipes are concealed we can only infer their condition by observing the draw at drains Nonetheless blockages will occur at some point in the life of any system but blockages in the waste lines and particularly in a main sewer line can be costly and it would be prudent to have the main sewer line video scanned This would also confirm that the house is connected to the public sewer system which is important because such systems should be evaluated by a specialist before the close of escrow Both the waste drain pipes and water supply pipes for the dwelling are typically concealed In the case of slab foundations they may be partially or substantially run under the slab In all cases significant portions of these pipes are routinely located inside wall cavities or are otherwise not visible This can make service on these pipes difficult should an issue arise It is possible that issues with these pipes may exist and go undetected for some time because they do not visually manifest themselves in any way While we make every reasonable effort to determine the condition of all systems evaluated this inspection is a visual inspection and not technically exhaustive It would take specialized equipment and an trained specialist to test the hidden portions of these systems which is beyond the scope of this limited visual inspection We would not discourage you
223. windows do not appear sufficient to provide adequate light and or ventilation Natural light should be provided by a window or door that is equal to eight percent of the floor area Ventilation should be provided by an openable window skylight that is not less than four percent of the floor area This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 64 q Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Safety The bedroom windows in this area do not appear original However they do not appear to conform to the emergency egress standards for the period of apparent installation Some types of replacement retrofit windows utilize the existing window opening and thus may have a sill height that exceeds what would be considered safe in current standards This has typically been allowed However even on replacement retrofit windows the openable portions of the window should still be installed to provide adequate emergency egress Current standards would require that at least one bedroom window measure a minimum of twenty four inches high or twenty inches wide with an openable area of 5 7 square feet and have a maximum sill height of forty four inches in order
224. wire mesh types designed for this purpose Intermediate Floor Framing Functional Components and Conditions Except as may be noted elsewhere the intermediate floor framing appears in generally serviceable condition The construction methods appear generally consistent with a dwelling of this type and era Informational Conditions 7 The framing post pier and or girder connections would be considered inadequate and or potentially vulnerable by current seismic and or construction standards While the construction methods used may have been acceptable at the time of construction it is now recognized that stronger connections are necessary to maintain the integrity of a dwelling in an earthquake Interested parties should consult with a qualified seismic contractor to discuss further evaluation and or upgrade options We observed deviations from plumb or level in the intermediate floor framing system This may be the result of age related soil compaction moisture differences in the soil at the perimeter walls may facilitate settling and or a number of other contributing factors There were no visible indications of distress in the foundation system apparent at the time of inspection In the opinion of the inspector this condition appears within reason for a dwelling of this age and general area Given the limitations of this inspection we saw no This report has been produced in accordance with our signed contract and is subject to the terms and co
225. wired with reversed polarity and should be serviced by a qualified electrical contractor This is a condition where the white neutral wire and the black hot wire are installed in reverse inside the receptacle Under certain circumstances this may pose a safety hazard We recommend that a qualified electrician service as necessary Registers Functional Components and Conditions m Ventilation register present and air flow was verified in dining room It is beyond the scope of a home inspection to verify adequacy evenness etc of airflow from the heating system Smoke Alarms Components amp Conditions Needing Service Evaluation This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 62 Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm There is no smoke detector in the dining room and one is required in any area that gives access to a room used for sleeping This should be completed before the close of escrow We recommend installing a smoke detector in any case for safety reasons This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed
226. wise noted the cladding appears in generally serviceable condition We noted indications of age related deterioration that appears to have been painted over While the cladding appears serviceable it is possible that portions may be deteriorated and may go undetected in this limited visual inspection Please also refer to the WDO report for further commentary on the exterior cladding and associated conditions Informational Conditions f Foliage and or vines are attractive but can introduce moisture and speed the deterioration of any adjacent exterior surface We suggest that all vegetation landscaping be trimmed or removed to provide the recommended minimum twelve inches of clearance to the exterior cladding Interested parties desiring further information or service should consult with a qualified landscaping specialist Portions of the exterior cladding does not appear to be original to the dwelling We suggest that interested parties obtain copies of the installation documentation that would indicate the scope nature of the work and may include any applicable installation material warranties or guarantees but which should also confirm that the work was done by a qualified trade specialist with benefit of any necessary permits and local jurisdictional oversight No representations can be made as to the conditions within inaccessible or concealed areas Our evaluation of the structure is strictly limited to the visible portions of the dwelling We recommen
227. y Fences and Gates Functional Components and Conditions The fences and gates have wear that is commensurate with their age and are generally functional except as noted elsewhere We recommend routine maintenance of all fencing to maximize the useful life Informational Conditions f Portions of the fences are obscured by foliage or other material which prevents a thorough inspection This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2008 Inspection Narratives Page 23 m Inspection Address 2318 Buena Vista Avenue Belmont CA 94002 Inspection Date Time 11 25 2008 9 00 am to 12 30 pm Portions of the fence and or associated components are in direct contact with the dwelling and should be spaced away slightly or separated using metal flashing This condition may be noted in the WDO report Any direct wood contact with the dwelling and components that are in direct contact the earth may provide a potential entry point for wood destroying organisms etc Interested parties should consult with the WDO report for any specific service recommendations The fences and or gates show indications of wood deterioration and or damage at a several areas This condition may be noted in the WDO report Interested parties may wish to have consult with a qualified

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