Property Inspection Report HomeGuard
510 Madera Ave.
HomeGuard Incorporated
San Jose, CA 95112 (408) 993-1900 Fax (408) 993-1944
Property Inspection Report
14905 Leigh Avenue, San Jose, CA 95124
Ordered by:
Inspected by:
Claudia Byrnes Keller Williams 505 Hamilton Avenue #100 Palo Alto CA 94301
William Chase January 19, 2010 Report No. 138541
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Table of Contents Report Overview
3
Structure
7
Roofing
8
Exterior
9
Electrical
12
Heating System
15
Insulation/Ventilation
16
Plumbing
17
Interior
21
Pictures
25
Maintenance Advice
27
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Report Overview A GENERAL DESCRIPTION OF THE STRUCTURE This is an average quality one story single family residence. Approximately 51 years old. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home. WEATHER CONDITIONS
Wet weather conditions prevailed at the time of the inspection.
IMMEDIATE RECOMMENDED IMPROVEMENTS The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.
Structure 1. Portions of the rear addition have been leveled by excessively shimming the mudsill and the walls do not appear to
be properly secured to the foundation. This is an indication of past movement in the foundation and we are not qualified to evaluate the repairs and recommend review of any engineering, plans and/or permits associated with this work. (See Picture 9)
Roofing 2. Leaks were noted in the downspouts and/or gutters. During wet weather conditions these areas are more obvious and
during dry weather conditions they are noted from the stains at the areas where the leaks have occurred. We recommend all leaks be repaired. (See Illustration 4B)
Exterior 3. The exterior side garage door jamb is water damaged. We recommend it be repaired or replaced by the appropriate
trades as necessary. 4. There is a faulty grade condition at the rear exterior wall. A faulty grade exist when the exterior grades is even with or
above the foundation. Grade the earth in this area to maintain an earth level below the top of the foundation which drains away from the structure. (See Illustration 1A) (See Picture 3) 5. The base of the support post(s) for the front deck/porch cover or overhang are water damaged. We recommend the
advice and services of licensed contractor and/or structural pest control company. 6. Water damage was observed to the exterior trim at the rear wall. We recommend further investigation and repair by
the appropriates trades. (See Picture 2) 7. Water stains were noted on the ceiling of the garage. This is usually an indication of past plumbing or roof leaks.
This area should be further evaluated by appropriate trades. (See Picture 4) 8. The passage door between the garage and the interior of the home swings out over a step. This can be a potential
hazard. We recommend that either the door be made to swing inward or that a 3’x3’ landing be installed where the door swings out. (See Illustration 6E) 9. Cracked or broken window's glass at the front bedroom should be replaced.
Electrical 10. One or more exterior outlet's at the rear have reversed polarity (i.e. the hot and neutral connection inside the outlet
are wired backwards). These outlets and the circuit should be investigated and improved as necessary. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet at a later date. Repairs or rewiring are recommended at all deficient locations. (See Illustration 12A)
© 2010 Homeguard, Incorporated
11. One or more exterior outlet's and/or receptacle housing are loose. All loose outlets and receptacles should be
repaired as necessary. 12. The cable clamps for junction box(s) at the garage should be installed. All electrical connections should be secured
with cable clamps inside approved junction boxes fitted with proper cover plates. 13. One or more garage switch cover plates are missing. We recommend all missing covers be replaced 14. The missing outlet cover plates at the kitchen should be replaced. 15. One or more of the lights in the hall bathroom and upstairs hall bathroom are inoperative. This may be due to turned
off switches which were not located during our inspection. If the bulb(s) is not blown or the lights switched off, the circuit should be investigated and improved as necessary. 16. Ungrounded 3-prong interior outlets at the left side hall bathroom should be improved. A grounded cable or ground
wire could be strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O) 17. Ungrounded 3-prong interior outlets at the bedroom should be improved. A grounded cable or ground wire could be
strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O)
Plumbing 18. Copper piping is connected directly to galvanized piping at the front bib. This configuration is not approved and will
lead to deterioration of the galvanized pipe. We recommend the installation of a approved insulating fittings at all necessary locations. (See Illustration 4A) (See Picture 1) 19. Heavy corrosion and possible leakage was noted at the water heater water supply lines. We recommend the lines
and/or connections be replaced as necessary. (See Picture 5) 20. We recommend elevating the water heater at least 18 inches off of the garage floor in accordance to present
standards. 21. For enhanced safety, it is recommended that the loose or damaged connections of the water heater venting system
be improved. A minimum of 3 screws at each section of the duct is recommended. (See Illustration 9AA) 22. The temperature and pressure relief valve for the water heater lacks a proper length discharge pipe. We recommend
the installation of approved piping to an approved location. (See Illustration 9AF) 23. The water heater tank has been strapped in an improper manner due to the straps being loose. We recommend the
restraint be improved as per state codes. Specifically California state code is as follows. 1. All water heaters gas or electric must be strapped. 2. Up to 52 gallons two straps are required, one in upper one-third and one in the lower one-third of the fixture. 52 gallons and above require three, one in upper one-third, one in middle and one in lower one-third. 3. Straps may consist of either metal bands/tape (at least 24 gauge) or half-inch diameter metal conduit. 4. Straps must wrap all the way around/loop around the body of the water heater. 5. Straps should be secured to adjacent wall or stud and from opposing directions 6. Straps should be secured to the wall or studs using 1/4" diameter by 3" long lag bolts with washers. (See Illustration 9AE) 24. The gas line/connector at the laundry is flexible and made of brass. Brass is no longer approved for this use because
it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards (See Picture 8) 25. The gas line/connector at the water heater is flexible and made of brass. Brass is no longer approved for this use
because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards
© 2010 Homeguard, Incorporated
26. There is insufficient clearance between the water heater exhaust flue and combustible materials. This condition
should be improved. (See Illustration 9Z) (See Picture 6) 27. The rear hall bathroom tub faucet and/or handles are leaking. We recommend all leaks be repaired. 28. The shower head in the hall bathroom and rear hall bathroom leaks. We recommend all leaks be repaired. 29. The toilet in the hall bath is loose and should be properly re-secured, tightened and caulked. (See Illustration 5B2) 30. The laundry faucet is leaking. We recommend all leaks be repaired.
Interior 31. The air-gap, or its connection to the disposal, appears to be restricted, causing water to flow out of the air-gap during
the drain cycle of the dishwasher. We recommend that the drain system be cleaned or modified to correct this deficiency. (See Illustration 4A) 32. Cracked, deteriorated and/or missing tub/shower enclosure caulk in the rear hall bathroom and left side hall
bathroom should be replaced. Water leaking through non-sealed areas can cause damage. Damage caused by water seepage cannot be determined by this visual observation. 33. The tub/shower door in the left side hall bathroom is cracked and should be replaced as necessary. 34. The damaged/cracked fireplace doors should be repaired or replaced. 35. The hall window appears to have an active leak. We recommend a further inspection by the appropriate trades. 36. A defect was noted to the concrete slab under the finished flooring in the laundry, indicating the possibility of heaving.
The actual condition of the slab is difficult to predict without removing floor coverings. Interested parties may wish to remove the finished floor covering for further evaluation. 37. The rear hall door knob, latch or hinge is damaged. We recommend it be repaired or replaced for full use of this area. 38. The installation of smoke detectors in the bedroom is recommended for added safety.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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The Scope of the Inspection All components designated for inspection in the ASHI standards of practice are inspected, except as may be noted in the "Limitations" section within the report. This inspection will not disclose compliance with regulatory requirements (codes, regulation laws, ordinances, etc.) This inspection is visual only. Only a representative sample of the building and system components was viewed. No destructive testing or dismantling of building components was performed. The strength, adequacy, effectiveness, or efficiency of any system or components was not determined. Not all recommended improvements will be identified in this inspection. Unexpected repairs should still be anticipated. This inspection should not be considered a guarantee or warranty of any kind. The purpose of our inspection is to provide a general overview of the structure reflecting the conditions present at the time of this inspection. The inspection is performed by visual means only, reflecting only the opinions of the inspector. Nothing in the report, and no opinion of the inspector, should be construed as advice to purchase, or to not purchase, the property. It is the goal of this inspection to put the buyer in a better position to make a buying decision Our inspection does not address, and is not intended to address, the possible presence of hazardous plants or animals or danger from known and unknown environmental pollutants such as, but not limited to, asbestos, mold, radon gas, lead, urea formaldehyde, underground storage tanks, soil contamination and other indoor and outdoor substances, water contamination, toxic or flammable chemicals, water or airborne related illness or disease, and all other similar or potentially harmful substances and conditions. This property was not inspected for the presence or absence of health related molds or fungi. We are neither qualified, authorized nor licensed to inspect for health related molds or fungi. If you desire information about the presence or absence health related molds, you should contact the appropriate specialist. Be aware that many materials used in building construction may potentially contain hazardous substances. Furthermore, other environmental concerns may exist elsewhere. An environmental specialist should be contacted if additional information is desired about these issues. PLEASE NOTE: Important disclosure information and other inspection reports may exist. All present and prior disclosures along with other inspection reports should be reviewed and any adverse conditions and/or concerns that may not be mentioned in our report should be addressed prior to the close of escrow. Furthermore, there may be conditions known by the seller that have not been disclosed to us. Pictures are provided to assist in clarifying some of the findings made in the report. No relative importance should be placed on these pictures. There are likely to be significant comments that do not have pictures associated with them. Please read the report thoroughly. Sections of this building appear to have been remodeled. We recommend consultation with the owner to determine if all necessary permits were taken out, inspections performed and final signatures obtained.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Structure ITEM DESCRIPTIONS: Attic Access Location Ceiling Structure Roof Structure Roof Sheathing Crawl Space Access Foundation Floor Structure Wall/Foundation Structure
• Closet • Attic Method Of Inspection: From The Access • Joist • Rafters • Solid Plank • Closet • Poured Concrete • Slab on grade • Wood Joist • Wood Columns • Wood Floor Beams • Unknown
COMMENTS: Due to the design of this building foundation anchor bolts were concealed from view. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. The floor members show evidence of water stains under the bathrooms and/or kitchen area. The area is now dry and the stains appear to be from past leaks. We recommend periodic inspection of this area for evidence of active leakage and repairs if necessary. 2. There is evidence of rodent activity in the crawl space. A pest control specialist should be consulted in this regard. 3. All debris and/or trash should be removed from the crawl space. This will aid in future inspections. 4. Minor cracks were observed in the foundation walls of the house. This type of cracking usually occurs during the
curing process of the foundation as is typical of most houses. No action is indicated. 5. The garage floor slab has typical cracks. This is usually the result of shrinkage and/or settling of the slab. No further
recommendations are given.
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6. Portions of the rear addition have been leveled by excessively shimming the mudsill and the walls do not appear to be
properly secured to the foundation. This is an indication of past movement in the foundation and we are not qualified to evaluate the repairs and recommend review of any engineering, plans and/or permits associated with this work. (See Picture 9)
LIMITATIONS: This is a visual inspection to the accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical inspection. A certified professional engineer is recommended where there are structural concerns about the building.
• The attic was viewed from the attic access hatch only due to insulation covering the wood members. If further • • • •
inspection of this area is desired catwalks or planks will need to be installed over the exposed ceiling joists. When access has been provided HomeGuard will return for no additional charge. Insulation within the roof attic cavity obstructed a view of structural members. Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components was inspected. Furniture and/or storage restricted access to some of the structural components.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Roofing ITEM DESCRIPTIONS: Roof Chimney Gutters and Downspouts
• Rolled Roofing • Foam • Method of inspection: From The Ground. • Metal Behind Siding • Method of inspection: From The Ground. • Metal • Installation Of Gutters/Downspouts: Full • Downspout Discharge Location: Above Grade • Gutters Built In At Eaves.
COMMENTS: We recommend reviewing a licensed roof inspection report on this structure. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Due to the height of the chimney and/or presence of a spark arrestor which was not removed during our examination, the interior of the chimney was not inspected. 2. The chimney does not have a spark arrestor or rain cap. A rain cap and/or screen should be installed on the masonry
chimney. (See Illustration 3I)
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3. Leaks were noted in the downspouts and/or gutters. During wet weather conditions these areas are more obvious and
during dry weather conditions they are noted from the stains at the areas where the leaks have occurred. We recommend all leaks be repaired. (See Illustration 4B) 4. The downspout(s) should discharge water at least five (5) feet from the house. Water should be encouraged to flow
away from the building at the point of discharge. The installation of underground drainage were applicable may help to control surface drainage. 5. We did not go on the surface of the roof. The chimney could not be reached without jeopardizing the safety of the
inspector or the integrity of the roof material. Our comments are based only upon a limited visual inspection. For further evaluation of the condition of the chimney, we recommend you consult a licensed masonry contractor. 6. Water appears to pond on various areas of the roof membrane. This usually leads to a shortened life expectancy and
increases the potential for damage if leakage occurs. Drainage improvements are not usually practical until re-roofing is performed. At that time, the roof should be appropriately sloped or drains should be provided as necessary.
LIMITATIONS: This is a visual inspection to the accessible areas only. Roofing life expectancies can vary depending on several factors. Any estimates on remaining life are approximations only. This assessment of the roof does not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, etc.
• The roof was inspected from ground level only.
Illustration 3I
Illustration 4B
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Exterior ITEM DESCRIPTIONS: Main Garage Main Garage Door/Opener Lot Topography Driveway Walkway & Sidewalks Retaining Walls/Abutments Fencing/Gates Steps, Porch/Deck Fasica, Eaves and Rafters Exterior Walls Windows Doors
• Attached • Metal • Automatic Opener Installed • Level grade • Concrete • Concrete • None • Wood • Concrete • Wood • Open Rafters • Wood Siding • Stucco • Wood • Vinyl • Metal • Wood • Sliding Glass
COMMENTS: The exterior of the home shows signs of normal wear and tear for a home of this age and construction.
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RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Cracked or broken window's glass at the front bedroom should be replaced. 2. There are some larger than normal sized cracks in the walks. The cracks could be sealed for a better appearance
and to prevent moisture intrusion. 3. There are some larger than normal sized cracks in the patio. The cracks could be sealed for a better appearance and
to prevent moisture intrusion.
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4. Water stains were noted on the ceiling of the garage. This is usually an indication of past plumbing or roof leaks.
This area should be further evaluated by appropriate trades. (See Picture 4) 5. The loft installed in the garage was not designed or constructed to support heavy loads. Storage of light items would
be appropriate but the storage of heavy files, books, etc. is discouraged. 6. Personal storage was blocking access to the interior of the garage. Therefore, the area is considered inaccessible and
was not fully inspected. With access and an opportunity for complete inspection, conditions in need of attention may be discovered. Ideally, the personal belongings should be removed so the area may be examined by appropriate trades.
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7. The base of the support post(s) for the front deck/porch cover or overhang are water damaged. We recommend the
advice and services of licensed contractor and/or structural pest control company. 8. The glazing putty is dry and cracked at one or more of the windows with some putty loose or missing. We
recommend the putty be touched up and/or replaced to provide a watertight seal. A coat of paint on the putty will help prevent future deterioration. (See Illustration 14F) 9. The rear sliding glass door was observed to be sticking. It should be improved as necessary to operate freely.
Cleaning and lubricating the slider tracks usually improves there operation. 10. The rear sliding glass door appears to lack tempered glass (special safety glass that will not shatter). For safety
reasons, it may be wise to consider the installation of tempered glass, if appropriate.
! 11. There is a faulty grade condition at the rear exterior wall. A faulty grade exist when the exterior grades is even with or above the foundation. Grade the earth in this area to maintain an earth level below the top of the foundation which drains away from the structure. (See Illustration 1A) (See Picture 3) 12. The proximity of the tree at the front wall could disrupt drainage pipes, cause mechanical damage to the exterior of
the house or influence the foundation over time. For additional information and recommendations we recommend appropriate trades be consulted. (See Illustration 8E) 13. The gaps in the exterior trim/siding should be caulked as necessary. 14. Portions of the exterior are weathered/peeling, exposed and subject to damage. In the near future, we recommend
thorough scraping, sanding, caulking and priming prior to applications of a high quality exterior finish.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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! 15. The passage door between the garage and the interior of the home swings out over a step. This can be a potential hazard. We recommend that either the door be made to swing inward or that a 3’x3’ landing be installed where the door swings out. (See Illustration 6E) 16. One or more window screens are torn. The frame appears to be serviceable but we recommend the screens be
repaired or replaced. 17. The fencing at the side and rear are overgrown with vegetation. We were not able to determine the condition of the
fencing. Often it is learned that the vegetation is actually providing the support. We recommend the vegetation be trimmed for maximum service life.
! 18. Water damage was observed to the exterior trim at the rear wall. We recommend further investigation and repair by the appropriates trades. (See Picture 2)
! 19. The exterior side garage door jamb is water damaged. We recommend it be repaired or replaced by the appropriate trades as necessary. MAINTENANCE ITEMS & GENERAL INFORMATION 20. Due to possible damage occurring to the garage door during testing, the auto reverse mechanism on the overhead
garage door was not tested. We recommend the auto reverse be tested by appropriate trades. Refer to the owner’s manual or contact the manufacturer for more information. 21. This home was constructed without the use of a weep screed at the base of the stucco. Although this was a accepted
construction method it can allow condensation to build up and not drain properly. For further information we recommend appropriate trades be consulted
LIMITATIONS: This is a visual inspection to the accessible areas only.
• A representative sample of exterior components was inspected. • The inspection does not include an assessment of geological conditions, site stability and property surface drainage runoff.
Illustration 14F
Illustration 1A
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 8E
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See Illustration 6E
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Electrical ITEM DESCRIPTIONS: Service Service Entrance Service Ground Main disconnect Main Distribution Panel Branch/Auxillary Panel Distribution Wiring Outlets Ground Fault Circuit Interrupters
• 120/240 volt main service • Overhead Service Wires • Unknown/Inaccessible (Not Inspected) • Breakers • Main Service Rating: 100 Amps • Breakers • Exterior Side • Unknown • Copper Wire • Aluminum Wire • Grounded/Ungrounded • Bathroom
COMMENTS: Inspection of the electrical system revealed the need for several improvements. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the improvements recommended below. Evidence of remodeling or modifications to the electrical system were evident. Inquire with the owner as to their nature and any permits that may have been necessary. Evaluation of permits, identifying the extent of modifications and code compliance are beyond the scope of this inspection. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Several of the interior outlets and/or switches are loose in their boxes. We recommend a general tightening and "tuneup" of the receptacles when access to all is available.
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2. Ungrounded 3-prong interior outlets at the bedroom should be improved. A grounded cable or ground wire could be
strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O) 3. One or more of the interior light fixture bulbs are missing. We recommend all missing bulbs be replaced and proper
operation of the light fixture verified.
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4. The missing outlet cover plates at the kitchen should be replaced. 5. The damaged light fixture cover(s) at the kitchen wall should be repaired or replaced, though this is mainly a cosmetic
issue.
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6. Ungrounded 3-prong interior outlets at the left side hall bathroom should be improved. A grounded cable or ground
wire could be strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O)
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7. One or more of the lights in the hall bathroom and upstairs hall bathroom are inoperative. This may be due to turned
off switches which were not located during our inspection. If the bulb(s) is not blown or the lights switched off, the circuit should be investigated and improved as necessary. 8. Loose wiring in various locations of the crawl space should be improved by securing it to the framing. 9. The accessible aluminum connectors inside the electrical main and/or branch panel are lacking the application of an
anti-oxidant. As preventive maintenance we recommend that each accessible connection be covered with an antioxidant. 10. There is exposed wiring below seven feet in the garage. This is not technically correct, but in this case the wiring is
well protected from physical damage. The installation of any additional mechanical protection is considered optional. 11. The water heater cold and hot water lines do not appear to be bonded to the gas lines. The local building department
may presently require that the lines be bonded. We recommend consulting the local building authority regarding this condition.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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! 12. One or more exterior outlet's and/or receptacle housing are loose. All loose outlets and receptacles should be repaired as necessary.
! 13. One or more exterior outlet's at the rear have reversed polarity (i.e. the hot and neutral connection inside the outlet are wired backwards). These outlets and the circuit should be investigated and improved as necessary. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet at a later date. Repairs or rewiring are recommended at all deficient locations. (See Illustration 12A)
! 14. One or more garage switch cover plates are missing. We recommend all missing covers be replaced 15. The circuitry in the main panel is not labeled. We recommend this be corrected to allow individuals unfamiliar with
the equipment to operate it properly when and if necessary.
! 16. The cable clamps for junction box(s) at the garage should be installed. All electrical connections should be secured with cable clamps inside approved junction boxes fitted with proper cover plates. MAINTENANCE ITEMS & GENERAL INFORMATION 17. The service ground wire runs into the enclosed wall, therefore it was inaccessible and determining its method of grounding connections to the structure were unable to be noted at this time. This note is for general information only. 18. Aluminum wiring was noted for the 240 volt circuitry of the home. Aluminum wiring is typically used for 240 volt
appliance circuits and no action is necessary. DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 19. The installation of ground fault circuit interrupter (GFCI) devices is advisable on exterior, garage, bathroom and some kitchen outlets. Any whirlpool or swimming pool equipment should also be fitted with GFCI’s. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. Please note that "GFCI" may already be in one or more of these areas. See "description" section above for exact location of any "GFCI" which may be present on this property. (See Illustration 13A)
LIMITATIONS: This is a visual inspection to the accessible areas only. The inspection does not include (if applicable) low voltage systems, telephone wiring, intercoms, alarm systems, TV cable, timers, central vacuum systems, exterior sprinkler systems, exterior landscape lighting or exterior motion sensor lights. Also smoke detectors out of reach were only visually inspected unless noted otherwise. We recommend these systems be checked by interested parties for proper operation when possible.
• Due to inaccessibility of concealed wiring or undocumented improvements of the structure, we are unable to predict
• • • •
whether the number of circuits within a home will be sufficient for the needs of the occupants during a typical home inspection. If fuses blow (or breakers trip) regularly, this may indicate that additional loads or remodeling modifications may have been added to existing circuits. It does not indicate that your electrical service is undersized, nor does it represent a safety concern. Electrical components concealed behind finished surfaces could not be inspected. According to "ASHI" standards and due to time limitations and/or owner furniture only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage (if applicable) may of restricted access to some electrical components. The ground connection for the electrical service was not visible at the time of the inspection.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 13A
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Illustration 10O
(See Illustration 12A)
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Heating System ITEM DESCRIPTIONS: Primary Energy Source Heating System Type
• Gas • Wall Heaters • Manufacturer: Unknown • BTU's: Unknown • Age: Unknown Years • Location: Living room and Hall
COMMENTS: The typical life cycle for a heating unit such as this is 20-25 years. As is not uncommon in homes of this age and location, the heating system is older and may be approaching the end of its life cycle. Some units will last longer; others can fail prematurely. We recommend a licensed H.V.A.C. contractor be retained for further evaluation of the heating unit. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. The heating system is dirty and in this condition will operate inefficiently. We recommend a qualified H.V.A.C contractor be retained to service, clean, and tune the system. 2. The data plate on the heating system was not visible/legible at the time of this inspection. 3. As a free public service, the local utility company (PG&E) will perform a "safety" review of the heat exchanger and
other gas operated components. We recommend that you take advantage of this service before the next seasonal operation and again prior to lapse of your home warranty coverage (if applicable). DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 4. The heating system supplied for this structure is insufficient for the square footage of structure. We recommend the advice and services of a licensed HVAC specialist regarding upgrade considerations.
LIMITATIONS: This is a visual inspection to the accessible areas only. The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection.
• Determining furnace heat supply adequacy or distribution is not a part of this inspection. • The wall mount and/or window mounted air conditioning unit (if applicable) were not inspected and is excluded from • •
•
this report. Heating and/or air conditioning registers where visually inspected were accessible. Manual operation of the registers was not performed unless noted otherwise. The heat exchanger of the furnace was not inspected and interior portions of the heater were restricted. For additional information we recommend the services of a licensed heating contractor. As a free public service, the local utility company (PG&E) will perform a "safety" review of the heat exchanger and other gas operated components. We recommend that you take advantage of this service before the next seasonal operation and again prior to lapse of your home warranty coverage (if applicable). Inspection of the heater and/or air conditioner thermostat is limited to operating the units(s) on and off function only. Testing of the thermostat timer, clock, set back functions, etc. were not performed.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Insulation/Ventilation ITEM DESCRIPTIONS: Attic/Roof Insulation Attic/Roof Ventilation Crawlspace Insulation Crawl Space Ventilation Exterior Walls Insulation
• Fiberglass • Depth in inches: 6 • Roof Vents • Gable vents • Fiberglass • Exterior wall vent(s) • Unknown
COMMENTS: Insulation levels are typical for a home of this age and construction. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Missing and/or loose floor insulation was noted in one or more areas of the crawl space. We recommend all loose, missing and/or damaged insulation be replaced. 2. One or more of the rear crawl space vents are even with or below the exterior grade level, this condition can allow
moisture to enter the crawl space. We recommend the exterior grading be improved to slope away from the structure. If the opportunity for easy grading does not exist the installation of dams around the exterior of the vents should be considered.
LIMITATIONS: This is a visual inspection to the accessible areas only.
• Insulation/ventilation type and levels in concealed areas cannot be determined. No destructive tests were performed. • Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.
• An analysis of indoor air quality is beyond the scope of this inspection. • Any estimates of insulation R values or depths are rough average values.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Plumbing ITEM DESCRIPTIONS: Water Supply Source Service Pipe Main Water Valve Location Supply Piping Waste Disposal System Drain/Waste/Vent Cleanout Location Main Gas Valve Location Water Heaters Seismic Gas Shut-off Excess Flow Gas Shut-off
• Public • Copper Pipe • Exterior Front • Copper Pipe • Galvanized • Public • Plastic • Galvanized Steel • Cast Iron • Crawl space • Exterior • Exterior Side • Manufacturer: A.O. Smith • Capacity: 40 Gallons • Approximate Age: 12 Year(s) • Gas • Location: Garage • Not Present • Not Present
COMMENTS: Due to the design of this unit/building, most of the supply piping was inaccessible for inspection. For additional information, we recommend a licensed plumbing contractor be consulted. Due to the design of this unit/building, most of the drain lines were inaccessible for inspection. For additional information, we recommend a licensed plumbing contractor be consulted. Inspection of the plumbing system revealed the need for improvements. A licensed plumber should be consulted to further evaluate the plumbing system, and undertake any improvements deemed necessary. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. There is evidence of a past leaks and corrosion but no active leakage was noted to the exterior of the kitchen sink and drain piping. This area should be monitored for leakage and repaired as necessary. Upgrading this piping and connections should also be considered.
!
2. The toilet in the hall bath is loose and should be properly re-secured, tightened and caulked. (See Illustration 5B2) 3. The hall bathroom tub faucet handles are loose and should be tightened. 4. There is a gap between the tub spout and hall bathroom and rear hall bathroom tub walls which should be sealed to
prevent moisture intrusion.
!
5. The rear hall bathroom tub faucet and/or handles are leaking. We recommend all leaks be repaired. 6. The residual water flow available to the hot side hall bathroom and rear hall bathroom sink faucets are lacking to the
point where additional usage will be severely inconvenient. We recommend a licensed plumbing contractor be contacted for further evaluation and repair recommendations.
!
7. The shower head in the hall bathroom and rear hall bathroom leaks. We recommend all leaks be repaired. 8. The hall bathroom sink drain was observed to drain slowly, suggesting that an obstruction may exist. We recommend
the drain line be cleaned of any obstructions for full use of this area. 9. The rear hall bathroom tub faucet handles are loose and should be tightened. 10. The rear hall bathroom tub/shower faucet assembly was noted to be loose. This is usually caused by improper
securing of the faucet plumbing inside the wall. We recommend the faucet assembly be properly secured or tightened to eliminate this condition.
! 11. The laundry faucet is leaking. We recommend all leaks be repaired. ! 12. The gas line/connector at the laundry is flexible and made of brass. Brass is no longer approved for this use because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards (See Picture 8)
! 13. The gas line/connector at the water heater is flexible and made of brass. Brass is no longer approved for this use because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards 14. There is evidence of slight corrosion or rust, but no leakage on the exterior of the exposed and accessible supply
piping in the garage. This piping should be periodically monitored for leakage and repaired if necessary.
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14905 Leigh Avenue, San Jose, CA 95124
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! 15. Copper piping is connected directly to galvanized piping at the front bib. This configuration is not approved and will lead to deterioration of the galvanized pipe. We recommend the installation of a approved insulating fittings at all necessary locations. (See Illustration 4A) (See Picture 1)
! 16. We recommend elevating the water heater at least 18 inches off of the garage floor in accordance to present standards. 17. When the faucets were run at the fixtures a rusty discoloration was noted to the water. This is a sign that the interior
of the galvanized water lines are rusting. This is usually noted in areas where the faucets have not been used for some time. We recommend reading the other comments regarding galvanized comments in this report. 18. The temperature and pressure relief discharge pipe for the water heater is improper. We recommend the installation
of a proper discharge pipe to and approved location.
! 19. There is insufficient clearance between the water heater exhaust flue and combustible materials. This condition should be improved. (See Illustration 9Z) (See Picture 6)
! 20. For enhanced safety, it is recommended that the loose or damaged connections of the water heater venting system be improved. A minimum of 3 screws at each section of the duct is recommended. (See Illustration 9AA) 21. There is evidence of heavy corrosion and rust, but no leakage on the exterior of the exposed and accessible metal
supply piping in the crawl space. This piping should be monitored for leakage and repaired as necessary. Upgrading this piping and connections should also be considered.
! 22. The water heater tank has been strapped in an improper manner due to the straps being loose. We recommend the restraint be improved as per state codes. Specifically California state code is as follows. 1. All water heaters gas or electric must be strapped. 2. Up to 52 gallons two straps are required, one in upper one-third and one in the lower one-third of the fixture. 52 gallons and above require three, one in upper one-third, one in middle and one in lower one-third. 3. Straps may consist of either metal bands/tape (at least 24 gauge) or half-inch diameter metal conduit. 4. Straps must wrap all the way around/loop around the body of the water heater. 5. Straps should be secured to adjacent wall or stud and from opposing directions 6. Straps should be secured to the wall or studs using 1/4" diameter by 3" long lag bolts with washers. (See Illustration 9AE)
! 23. The temperature and pressure relief valve for the water heater lacks a proper length discharge pipe. We recommend the installation of approved piping to an approved location. (See Illustration 9AF) 24. There is evidence of a past leaks/stains but no active leakage at this time under the supply and drain lines as noted
from the crawl space. This area should be monitored in the future for leakage and repaired if deemed necessary.
! 25. Heavy corrosion and possible leakage was noted at the water heater water supply lines. We recommend the lines and/or connections be replaced as necessary. (See Picture 5) MAINTENANCE ITEMS & GENERAL INFORMATION 26. The water heater made a popping sound while operating. This suggests possible sediment accumulation in the bottom of the tank. We recommend water be flushed out of the tank until it runs out clear. 27. The typical life cycle for a water heater is 8-12 years. As is not uncommon in homes of this age, the water heating
system is older and may be approaching the end of its life cycle. Some units will last longer; others can fail prematurely. Although operating, the need for replacement should be expected in the near future. DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 28. In our opinion the water heater provides limited supply for a structure this size. When replacement becomes
necessary, we recommend installing a unit of greater capacity. 29. The older steel water supply piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the
inside diameter of the pipe may becomes constricted, resulting in a loss of water pressure. However this condition is not common to all galvanized metal piping and varies with the hardness and acidity of the water and composition of the pipe. Restricted piping is typically replaced when the loss of pressure can no longer be tolerated. For additional comments we recommend a licensed pluming contractor be consulted. 30. During the process of plumbing fixture renovation, it would be wise to replace older piping that is exposed.
LIMITATIONS: This is a visual inspection to the accessible areas only.
• Water and gas shut-off valves, including seismic and excess flow shut-off valves •
(Fireplace gas valves where applicable), were not operated or tested. Identification of these devices is limited to the accessible areas only. Portions of the plumbing system concealed by finishes and/or storage (below sinks, below the structure and beneath the yard) were not inspected. © 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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• Water pressure and water quality is not tested. The effect of lead content in solder and/or supply lines is beyond the scope of the inspection.
• Inspection of any water conditioning system (filters, purifiers, softeners, etc.) is beyond the scope of this inspection and are excluded from this report.
• Inspection of any lawn sprinkler system is beyond the scope of this inspection and are excluded from this report (unless noted otherwise).
Illustration 4A
Illustration 5B2
See Illustration 9Z)
Illustration 9AA
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 9AE (Please note this diagram refers to two strap installations)
© 2010 Homeguard, Incorporated
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Illustration 9AF
14905 Leigh Avenue, San Jose, CA 95124
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Interior ITEM DESCRIPTIONS: Kitchen Appliances Tested Laundry Facilities/Hookup
Wall Finishes Ceiling Finishes Floor Doors Window style and Glazing Fireplace/Wood Stove Other Componets Tested
• Electric Range • Microwave • Dishwasher • Waste Disposer • Cooktop Exhaust • 120 Volt Circuit for Washer • Gas Piping for Dryer • Hot and Cold Water Supply for Washer • Waste Standpipe for Washer • Laundry Sink drain for Washer • Dryer vent noted • Drywall/Plaster • Wood • Carpet • Vinyl • Hollow Core • Pocket • Sliding • Double/Single Hung • Sliders • Fixed Pane • Single Pane • Double Pane • Masonry Fire Box • Smoke Detector • Door Bell
COMMENTS: On the whole, the interior finishes of the home are considered to be in average condition. Typical flaws were observed in some areas. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. INTERIOR 1. Some of the interior floors were noted to squeak when walked on. This does not affect the functional use of the floor.
Squeaks can usually be eliminated, if desired, by additional attachment of the subfloor to the floor joist. 2. The fireplace chimney should be inspected and cleaned prior to operation. (See Illustration 8A) 3. One or more interior closet doors have loose, damaged, and/or missing hardware. We recommend that the tracks,
wheels and/or latches be adjusted or replaced to restore full operation. 4. The operation of some of the sliding windows is rough. We recommend they be cleaned, lubricated and adjusted for
smoother operation.
!
5. The hall window appears to have an active leak. We recommend a further inspection by the appropriate trades. 6. One or more interior doors do not latch properly. We recommend that hinges, latches and strike plates be adjusted to
restore full operation. 7. One or more of the interior door(s) rubs on the frame/jamb. We recommend all rubbing doors be trimmed, planned or
adjusted as necessary to improve operation. 8. Minor cracks and/or erosion of the rear wall of the fireplace are normal and should not be of a concern in the
immediate future unless or until the bricks become deeply eroded or loose. 9. There appears to be a slope at various areas of the interior floors. This may be the result of support system
settlement or support system modifications. Individual perception and sensitivity to floor sloping and/or settlement varies greatly. Measurement and evaluation of floor slope and/or settlement is beyond the scope of this inspection. For additional information, we recommend contacting the appropriate trades.
! 10. The damaged/cracked fireplace doors should be repaired or replaced. ! 11. The rear hall door knob, latch or hinge is damaged. We recommend it be repaired or replaced for full use of this area. 12. Water stains were noted in various window sills and/or jambs. This may indicate possible leaking frames or interior
condensate stains. We recommend monitoring the windows for signs of any leakage and improved if necessary. 13. Various double pane windows were dirty at the time of our inspection, therefore, the condition of the windows was not
fully verified. We recommend the windows be cleaned to verify their thermal seal. 14. Various interior doors, windows and electrical outlets were inaccessible due to owner's storage at the time of our
inspection. With access and an opportunity for complete inspection, conditions in need of attention may be discovered. We recommend the storage be removed and these areas further inspected by appropriate trades.
! 15. A defect was noted to the concrete slab under the finished flooring in the laundry, indicating the possibility of heaving. The actual condition of the slab is difficult to predict without removing floor coverings. Interested parties may wish to remove the finished floor covering for further evaluation. 16. The laundry pocket door knob/latch, wheels or track are damaged and/or not operational. We recommend it be
repaired for full use of this area. © 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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KITCHEN
! 17. The air-gap, or its connection to the disposal, appears to be restricted, causing water to flow out of the air-gap during the drain cycle of the dishwasher. We recommend that the drain system be cleaned or modified to correct this deficiency. (See Illustration 4A) 18. The kitchen sink shows evidence of heavy wear and/or chipping. It may be desirable to refinish or replace it this
however is mainly a cosmetic issue. 19. Various areas of the kitchen cabinets show evidence of minor wear. Refinishing or painting for cosmetic
considerations are recommended. 20. The microwave is cosmetically damaged, however one or more of the power indicator lights stayed on after the unit
was turned off. For attention to the conditions noted above and/or cost estimates, if necessary, we recommend the advice of a qualified appliance repair technician. 21. The kitchen countertop or backsplash tile surface is cracked and/or chipped. This is a cosmetic consideration and
repairs are optional. 22. The kitchen cabinets are in serviceable condition. Several of the doors and drawers need adjustment or minor repairs
for smoother operation and proper fit. 23. One or more of the control knobs or buttons on the dishwasher were worn and un-readable. We recommend repair or
replacement of the knobs for full use of the appliance as designed. BATHROOMS
! 24. Cracked, deteriorated and/or missing tub/shower enclosure caulk in the rear hall bathroom and left side hall bathroom should be replaced. Water leaking through non-sealed areas can cause damage. Damage caused by water seepage cannot be determined by this visual observation. 25. The drain stopper in the hall bath tub was not functioning properly or missing. We recommend repair or replacement
for full use of this area. (See Illustration 3C1) 26. The exhaust fan in the hall bathroom is slow to come up to speed and/or dirty. This condition places an extra load on
the motor. We recommend that the fan be cleaned and lubricated to reduce wear and tear. 27. The glass enclosure in the left side hall bathroom does not appear to be tempered glass (special safety glass that will
not shatter). Glass in bath areas should be tempered for safety reasons. It may be wise to consider the installation of tempered glass where appropriate. 28. The tub in the hall bathroom shows evidence of heavy wear and/or chipping. It may be desirable to refinish or repair it
for cosmetic considerations and/or prolong the life of the tub. 29. The escutcheons at the rear hall bathroom shower faucet are loose. We recommend tightening and/or sealing this
trim piece for a better appearance and to avoid leakage in this area. 30. The left side hall bathroom sink basin is heavily rusted at the sink base or overflow. Local repairs to these areas
usually do not last. As preventive maintenance. We recommend the sink be replaced. (See Illustration 1W)
! 31. The tub/shower door in the left side hall bathroom is cracked and should be replaced as necessary. LAUNDRY 32. Dirt and lint has accumulated in the dryer vent area. This may indicate a leaking, damaged or disconnected dryer
vent. We recommend the vent be cleaned and/or repaired and tested for leakage. Typical standards for dryer vents require a 4 inch, smooth wall duct, no longer than 14 feet, with a hooded damper at the termination. A flexible vent (6 feet max) may be used at the dryer connection but cannot go through floors or walls. 33. The laundry sink basin shows evidence of heavy wear, chipping and/or cosmetic cracking. This is primarily a
cosmetic condition, however, it may be desirable to refinish or replace it. 34. There is no metal pan under the washing machine to catch and divert any dripping water to the exterior. We
recommend that consideration be given to installing one. OTHER/MISC. 35. ENVIROMENTAL ISSUES:
Issues Based on the age of this home, there is a possibility the structure may contain asbestos (such as ceiling texture, insulation on the distribution piping and/or transit piping and siding). This can only be verified by laboratory analysis. The Environmental Protection Agency (E.P.A.) reports that asbestos represents a health hazard if “friable” (damaged, crumbling, or in any state that allows the release of fibers). If replacement necessitates the removal of the acoustic ceiling or insulation, a specialist should be engaged. If any sections of this insulation are indeed friable, or become friable over time, a specialist should be engaged. Further guidance is available from the Environmental Protection Agency (E.P.A.). Due to the age of construction, there may be other materials within the home that contain asbestos but are not identified by this inspection report.
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14905 Leigh Avenue, San Jose, CA 95124
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36. Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater,
space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. For more information, consult the Consumer Product Safety Commission (C.P.S.C) at 1-800638-2772 for further guidance. It would be wise to consider the installation of carbon monoxide detectors within the home.
! 37. The installation of smoke detectors in the bedroom is recommended for added safety. MAINTENANCE ITEMS & GENERAL INFORMATION INTERIOR 38. The windows at various areas show evidence of condensation on the glass. This is not a major concern. Controlling
indoor humidity levels and/or improving window efficiency (if needed) would help to control this condition. 39. The evaluation of the thermal pane windows ("dual pane/glazed") is limited to accessible windows exhibiting
noticeable conditions at the time of our inspection, such as condensation and/or evidence of moisture developing between the panes of glass. Due to the known design and/or characteristics associated with thermal pane windows, conditions may be discovered at a later date, however seal failure can occur at any time. BATHROOMS 40. The hall bathroom tub wall is missing or not high enough to provide a proper moisture barrier. We recommend the
wall covering be installed to a height above the shower head.
LIMITATIONS: This is a visual inspection to the accessible areas only. Assessing the quality of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments are general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture.
• The adequacy of the fireplace draw cannot be determined during a visual inspection. • The operation of the dishwasher was limited to a filling and draining cycle only, however due to time limitations timers, • • • • • •
dryer cycles and/or higher functions were not tested. For additional information in regards to the operation and full function of the dishwasher we recommend consultation with the owner or appropriate trades. The interior appears to have been recently painted. Water stains and/or cracks may not be visible at the time of our inspection. If, at a later date, water stains and/or cracks are discovered, we recommend further inspection by the appropriate trades. Furniture, storage, appliances and/or wall hangings restricted the inspection of the interior. No access was gained to the wall cavities of the home. Kitchen appliances were operated (Unless noted otherwise) however they were not inspected for installation according to manufacturer specifications and were not evaluated for performance, efficiency or adequacy during there operation. All appliances not "built in" to the structure such as washing machine, dryer, refrigerator and/or countertop microwaves were not inspected and are excluded from this report. Fireplace screens or doors were not inspected and are excluded from this report
Illustration 4A
Illustration 8A
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 3C1
Page 24 of 29
Illustration 1W
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 25 of 29
Pictures Pictures are provided to assist in clarifying some of the findings made in this report. No relative importance should be placed on these pictures. The pictures in this report do not necessarily illustrate all of the damage as outlined in this report. Please contact the inspector if you have specific questions.
Picture 1
Picture 2
Picture 3
Picture 4
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 26 of 29
Picture 5
Picture 6
Picture 8
Picture 9
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Maintenance Advice UPON TAKING OWNERSHIP After taking ownership of a new home, there are some maintenance and safety issues that should be addressed immediately. The following checklist should help you undertake these improvements.
� Change the locks on all exterior entrances, for improved security. � Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors. Considerations could also be given to a security system.
� Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.
� Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of a fire.
� Examine driveways and walkways for trip hazards. Undertake repairs where necessary. � Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired. � Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling. � Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.
� Install rain caps and vermin screens on all chimney flues, as necessary. � Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attend the home inspection, these items have been pointed out to you.
REGULAR MAINTENANCE EVERY MONTH
� Check that fire extinguisher(s) are fully charged. Re-charge if necessary. � Examine heating/cooling air filters and replace or clean as necessary. � Inspect and clean humidifiers and electronic air cleaners. � If the house has hot water heating, bleed radiator valves. � Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.
� Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.
� Repair or replace leaking faucets or shower heads. � Secure loose toilets, or repair flush mechanisms that become troublesome. SPRING AND FALL
� Examine the roof for evidence of damage to roof covering, flashings and chimneys. � Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity. Level out insulation if needed.
� Trim back tree branches and shrubs to ensure that they are not in contact with the house. � Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.
� Survey the basement and/or crawl space walls for evidence of moisture seepage. � Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions. � Ensure that the grade of the land around the house encourages water to flow away from the foundation.
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14905 Leigh Avenue, San Jose, CA 95124
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� Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.
� Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood windows frames. Paint and repair window sills and frames as necessary.
� Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report. � Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated. � Test the Temperature and Pressure Relief (TPR) Valve on water heaters. � Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home. � Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.
� Replace or clean exhaust hood filters. � Clean, inspect and/or service all appliances as per the manufacturer's recommendations. ANNUALLY
� Replace smoke detector batteries. � Have the heating, cooling and water heater systems cleaned and serviced. � Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure. � Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.
� If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).
� If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventive treatments may be recommended in some cases.
PREVENTION IS THE BEST APPROACH Although we've heard it many times, nothing could be more true than the old cliche "an ounce of prevention is worth a pound of cure." Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes. Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home. Enjoy your home!
© 2010 Homeguard, Incorporated
510 Madera Ave.
HomeGuard Incorporated
San Jose, CA 95112 (408) 993-1900 Fax (408) 993-1944
Invoice Date: Invoice No:
Invoice
1/19/2010 SJ265135P
Bill To: Barbara Neill Stewart Title 12820 Saratoga Sunnyvale Road Saratoga, CA 95070
Property Information: Address: Report No: Escrow#:
14905 Leigh Avenue San Jose CA, 95124 138541 TPRD
Billing Information: Inspection:
1/19/2010 Original
Total Due:
$435.00
$435.00 DUE UPON RECEIPT PLEASE REMIT
© 2010 Homeguard, Incorporated
HomeGuard Incorporated
San Jose, CA 95112 (408) 993-1900 Fax (408) 993-1944
Property Inspection Report
14905 Leigh Avenue, San Jose, CA 95124
Ordered by:
Inspected by:
Claudia Byrnes Keller Williams 505 Hamilton Avenue #100 Palo Alto CA 94301
William Chase January 19, 2010 Report No. 138541
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 2 of 29
Table of Contents Report Overview
3
Structure
7
Roofing
8
Exterior
9
Electrical
12
Heating System
15
Insulation/Ventilation
16
Plumbing
17
Interior
21
Pictures
25
Maintenance Advice
27
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 3 of 29
Report Overview A GENERAL DESCRIPTION OF THE STRUCTURE This is an average quality one story single family residence. Approximately 51 years old. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home. WEATHER CONDITIONS
Wet weather conditions prevailed at the time of the inspection.
IMMEDIATE RECOMMENDED IMPROVEMENTS The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.
Structure 1. Portions of the rear addition have been leveled by excessively shimming the mudsill and the walls do not appear to
be properly secured to the foundation. This is an indication of past movement in the foundation and we are not qualified to evaluate the repairs and recommend review of any engineering, plans and/or permits associated with this work. (See Picture 9)
Roofing 2. Leaks were noted in the downspouts and/or gutters. During wet weather conditions these areas are more obvious and
during dry weather conditions they are noted from the stains at the areas where the leaks have occurred. We recommend all leaks be repaired. (See Illustration 4B)
Exterior 3. The exterior side garage door jamb is water damaged. We recommend it be repaired or replaced by the appropriate
trades as necessary. 4. There is a faulty grade condition at the rear exterior wall. A faulty grade exist when the exterior grades is even with or
above the foundation. Grade the earth in this area to maintain an earth level below the top of the foundation which drains away from the structure. (See Illustration 1A) (See Picture 3) 5. The base of the support post(s) for the front deck/porch cover or overhang are water damaged. We recommend the
advice and services of licensed contractor and/or structural pest control company. 6. Water damage was observed to the exterior trim at the rear wall. We recommend further investigation and repair by
the appropriates trades. (See Picture 2) 7. Water stains were noted on the ceiling of the garage. This is usually an indication of past plumbing or roof leaks.
This area should be further evaluated by appropriate trades. (See Picture 4) 8. The passage door between the garage and the interior of the home swings out over a step. This can be a potential
hazard. We recommend that either the door be made to swing inward or that a 3’x3’ landing be installed where the door swings out. (See Illustration 6E) 9. Cracked or broken window's glass at the front bedroom should be replaced.
Electrical 10. One or more exterior outlet's at the rear have reversed polarity (i.e. the hot and neutral connection inside the outlet
are wired backwards). These outlets and the circuit should be investigated and improved as necessary. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet at a later date. Repairs or rewiring are recommended at all deficient locations. (See Illustration 12A)
© 2010 Homeguard, Incorporated
11. One or more exterior outlet's and/or receptacle housing are loose. All loose outlets and receptacles should be
repaired as necessary. 12. The cable clamps for junction box(s) at the garage should be installed. All electrical connections should be secured
with cable clamps inside approved junction boxes fitted with proper cover plates. 13. One or more garage switch cover plates are missing. We recommend all missing covers be replaced 14. The missing outlet cover plates at the kitchen should be replaced. 15. One or more of the lights in the hall bathroom and upstairs hall bathroom are inoperative. This may be due to turned
off switches which were not located during our inspection. If the bulb(s) is not blown or the lights switched off, the circuit should be investigated and improved as necessary. 16. Ungrounded 3-prong interior outlets at the left side hall bathroom should be improved. A grounded cable or ground
wire could be strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O) 17. Ungrounded 3-prong interior outlets at the bedroom should be improved. A grounded cable or ground wire could be
strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O)
Plumbing 18. Copper piping is connected directly to galvanized piping at the front bib. This configuration is not approved and will
lead to deterioration of the galvanized pipe. We recommend the installation of a approved insulating fittings at all necessary locations. (See Illustration 4A) (See Picture 1) 19. Heavy corrosion and possible leakage was noted at the water heater water supply lines. We recommend the lines
and/or connections be replaced as necessary. (See Picture 5) 20. We recommend elevating the water heater at least 18 inches off of the garage floor in accordance to present
standards. 21. For enhanced safety, it is recommended that the loose or damaged connections of the water heater venting system
be improved. A minimum of 3 screws at each section of the duct is recommended. (See Illustration 9AA) 22. The temperature and pressure relief valve for the water heater lacks a proper length discharge pipe. We recommend
the installation of approved piping to an approved location. (See Illustration 9AF) 23. The water heater tank has been strapped in an improper manner due to the straps being loose. We recommend the
restraint be improved as per state codes. Specifically California state code is as follows. 1. All water heaters gas or electric must be strapped. 2. Up to 52 gallons two straps are required, one in upper one-third and one in the lower one-third of the fixture. 52 gallons and above require three, one in upper one-third, one in middle and one in lower one-third. 3. Straps may consist of either metal bands/tape (at least 24 gauge) or half-inch diameter metal conduit. 4. Straps must wrap all the way around/loop around the body of the water heater. 5. Straps should be secured to adjacent wall or stud and from opposing directions 6. Straps should be secured to the wall or studs using 1/4" diameter by 3" long lag bolts with washers. (See Illustration 9AE) 24. The gas line/connector at the laundry is flexible and made of brass. Brass is no longer approved for this use because
it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards (See Picture 8) 25. The gas line/connector at the water heater is flexible and made of brass. Brass is no longer approved for this use
because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards
© 2010 Homeguard, Incorporated
26. There is insufficient clearance between the water heater exhaust flue and combustible materials. This condition
should be improved. (See Illustration 9Z) (See Picture 6) 27. The rear hall bathroom tub faucet and/or handles are leaking. We recommend all leaks be repaired. 28. The shower head in the hall bathroom and rear hall bathroom leaks. We recommend all leaks be repaired. 29. The toilet in the hall bath is loose and should be properly re-secured, tightened and caulked. (See Illustration 5B2) 30. The laundry faucet is leaking. We recommend all leaks be repaired.
Interior 31. The air-gap, or its connection to the disposal, appears to be restricted, causing water to flow out of the air-gap during
the drain cycle of the dishwasher. We recommend that the drain system be cleaned or modified to correct this deficiency. (See Illustration 4A) 32. Cracked, deteriorated and/or missing tub/shower enclosure caulk in the rear hall bathroom and left side hall
bathroom should be replaced. Water leaking through non-sealed areas can cause damage. Damage caused by water seepage cannot be determined by this visual observation. 33. The tub/shower door in the left side hall bathroom is cracked and should be replaced as necessary. 34. The damaged/cracked fireplace doors should be repaired or replaced. 35. The hall window appears to have an active leak. We recommend a further inspection by the appropriate trades. 36. A defect was noted to the concrete slab under the finished flooring in the laundry, indicating the possibility of heaving.
The actual condition of the slab is difficult to predict without removing floor coverings. Interested parties may wish to remove the finished floor covering for further evaluation. 37. The rear hall door knob, latch or hinge is damaged. We recommend it be repaired or replaced for full use of this area. 38. The installation of smoke detectors in the bedroom is recommended for added safety.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 6 of 29
The Scope of the Inspection All components designated for inspection in the ASHI standards of practice are inspected, except as may be noted in the "Limitations" section within the report. This inspection will not disclose compliance with regulatory requirements (codes, regulation laws, ordinances, etc.) This inspection is visual only. Only a representative sample of the building and system components was viewed. No destructive testing or dismantling of building components was performed. The strength, adequacy, effectiveness, or efficiency of any system or components was not determined. Not all recommended improvements will be identified in this inspection. Unexpected repairs should still be anticipated. This inspection should not be considered a guarantee or warranty of any kind. The purpose of our inspection is to provide a general overview of the structure reflecting the conditions present at the time of this inspection. The inspection is performed by visual means only, reflecting only the opinions of the inspector. Nothing in the report, and no opinion of the inspector, should be construed as advice to purchase, or to not purchase, the property. It is the goal of this inspection to put the buyer in a better position to make a buying decision Our inspection does not address, and is not intended to address, the possible presence of hazardous plants or animals or danger from known and unknown environmental pollutants such as, but not limited to, asbestos, mold, radon gas, lead, urea formaldehyde, underground storage tanks, soil contamination and other indoor and outdoor substances, water contamination, toxic or flammable chemicals, water or airborne related illness or disease, and all other similar or potentially harmful substances and conditions. This property was not inspected for the presence or absence of health related molds or fungi. We are neither qualified, authorized nor licensed to inspect for health related molds or fungi. If you desire information about the presence or absence health related molds, you should contact the appropriate specialist. Be aware that many materials used in building construction may potentially contain hazardous substances. Furthermore, other environmental concerns may exist elsewhere. An environmental specialist should be contacted if additional information is desired about these issues. PLEASE NOTE: Important disclosure information and other inspection reports may exist. All present and prior disclosures along with other inspection reports should be reviewed and any adverse conditions and/or concerns that may not be mentioned in our report should be addressed prior to the close of escrow. Furthermore, there may be conditions known by the seller that have not been disclosed to us. Pictures are provided to assist in clarifying some of the findings made in the report. No relative importance should be placed on these pictures. There are likely to be significant comments that do not have pictures associated with them. Please read the report thoroughly. Sections of this building appear to have been remodeled. We recommend consultation with the owner to determine if all necessary permits were taken out, inspections performed and final signatures obtained.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Structure ITEM DESCRIPTIONS: Attic Access Location Ceiling Structure Roof Structure Roof Sheathing Crawl Space Access Foundation Floor Structure Wall/Foundation Structure
• Closet • Attic Method Of Inspection: From The Access • Joist • Rafters • Solid Plank • Closet • Poured Concrete • Slab on grade • Wood Joist • Wood Columns • Wood Floor Beams • Unknown
COMMENTS: Due to the design of this building foundation anchor bolts were concealed from view. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. The floor members show evidence of water stains under the bathrooms and/or kitchen area. The area is now dry and the stains appear to be from past leaks. We recommend periodic inspection of this area for evidence of active leakage and repairs if necessary. 2. There is evidence of rodent activity in the crawl space. A pest control specialist should be consulted in this regard. 3. All debris and/or trash should be removed from the crawl space. This will aid in future inspections. 4. Minor cracks were observed in the foundation walls of the house. This type of cracking usually occurs during the
curing process of the foundation as is typical of most houses. No action is indicated. 5. The garage floor slab has typical cracks. This is usually the result of shrinkage and/or settling of the slab. No further
recommendations are given.
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6. Portions of the rear addition have been leveled by excessively shimming the mudsill and the walls do not appear to be
properly secured to the foundation. This is an indication of past movement in the foundation and we are not qualified to evaluate the repairs and recommend review of any engineering, plans and/or permits associated with this work. (See Picture 9)
LIMITATIONS: This is a visual inspection to the accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical inspection. A certified professional engineer is recommended where there are structural concerns about the building.
• The attic was viewed from the attic access hatch only due to insulation covering the wood members. If further • • • •
inspection of this area is desired catwalks or planks will need to be installed over the exposed ceiling joists. When access has been provided HomeGuard will return for no additional charge. Insulation within the roof attic cavity obstructed a view of structural members. Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components was inspected. Furniture and/or storage restricted access to some of the structural components.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Roofing ITEM DESCRIPTIONS: Roof Chimney Gutters and Downspouts
• Rolled Roofing • Foam • Method of inspection: From The Ground. • Metal Behind Siding • Method of inspection: From The Ground. • Metal • Installation Of Gutters/Downspouts: Full • Downspout Discharge Location: Above Grade • Gutters Built In At Eaves.
COMMENTS: We recommend reviewing a licensed roof inspection report on this structure. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Due to the height of the chimney and/or presence of a spark arrestor which was not removed during our examination, the interior of the chimney was not inspected. 2. The chimney does not have a spark arrestor or rain cap. A rain cap and/or screen should be installed on the masonry
chimney. (See Illustration 3I)
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3. Leaks were noted in the downspouts and/or gutters. During wet weather conditions these areas are more obvious and
during dry weather conditions they are noted from the stains at the areas where the leaks have occurred. We recommend all leaks be repaired. (See Illustration 4B) 4. The downspout(s) should discharge water at least five (5) feet from the house. Water should be encouraged to flow
away from the building at the point of discharge. The installation of underground drainage were applicable may help to control surface drainage. 5. We did not go on the surface of the roof. The chimney could not be reached without jeopardizing the safety of the
inspector or the integrity of the roof material. Our comments are based only upon a limited visual inspection. For further evaluation of the condition of the chimney, we recommend you consult a licensed masonry contractor. 6. Water appears to pond on various areas of the roof membrane. This usually leads to a shortened life expectancy and
increases the potential for damage if leakage occurs. Drainage improvements are not usually practical until re-roofing is performed. At that time, the roof should be appropriately sloped or drains should be provided as necessary.
LIMITATIONS: This is a visual inspection to the accessible areas only. Roofing life expectancies can vary depending on several factors. Any estimates on remaining life are approximations only. This assessment of the roof does not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, etc.
• The roof was inspected from ground level only.
Illustration 3I
Illustration 4B
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Exterior ITEM DESCRIPTIONS: Main Garage Main Garage Door/Opener Lot Topography Driveway Walkway & Sidewalks Retaining Walls/Abutments Fencing/Gates Steps, Porch/Deck Fasica, Eaves and Rafters Exterior Walls Windows Doors
• Attached • Metal • Automatic Opener Installed • Level grade • Concrete • Concrete • None • Wood • Concrete • Wood • Open Rafters • Wood Siding • Stucco • Wood • Vinyl • Metal • Wood • Sliding Glass
COMMENTS: The exterior of the home shows signs of normal wear and tear for a home of this age and construction.
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RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Cracked or broken window's glass at the front bedroom should be replaced. 2. There are some larger than normal sized cracks in the walks. The cracks could be sealed for a better appearance
and to prevent moisture intrusion. 3. There are some larger than normal sized cracks in the patio. The cracks could be sealed for a better appearance and
to prevent moisture intrusion.
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4. Water stains were noted on the ceiling of the garage. This is usually an indication of past plumbing or roof leaks.
This area should be further evaluated by appropriate trades. (See Picture 4) 5. The loft installed in the garage was not designed or constructed to support heavy loads. Storage of light items would
be appropriate but the storage of heavy files, books, etc. is discouraged. 6. Personal storage was blocking access to the interior of the garage. Therefore, the area is considered inaccessible and
was not fully inspected. With access and an opportunity for complete inspection, conditions in need of attention may be discovered. Ideally, the personal belongings should be removed so the area may be examined by appropriate trades.
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7. The base of the support post(s) for the front deck/porch cover or overhang are water damaged. We recommend the
advice and services of licensed contractor and/or structural pest control company. 8. The glazing putty is dry and cracked at one or more of the windows with some putty loose or missing. We
recommend the putty be touched up and/or replaced to provide a watertight seal. A coat of paint on the putty will help prevent future deterioration. (See Illustration 14F) 9. The rear sliding glass door was observed to be sticking. It should be improved as necessary to operate freely.
Cleaning and lubricating the slider tracks usually improves there operation. 10. The rear sliding glass door appears to lack tempered glass (special safety glass that will not shatter). For safety
reasons, it may be wise to consider the installation of tempered glass, if appropriate.
! 11. There is a faulty grade condition at the rear exterior wall. A faulty grade exist when the exterior grades is even with or above the foundation. Grade the earth in this area to maintain an earth level below the top of the foundation which drains away from the structure. (See Illustration 1A) (See Picture 3) 12. The proximity of the tree at the front wall could disrupt drainage pipes, cause mechanical damage to the exterior of
the house or influence the foundation over time. For additional information and recommendations we recommend appropriate trades be consulted. (See Illustration 8E) 13. The gaps in the exterior trim/siding should be caulked as necessary. 14. Portions of the exterior are weathered/peeling, exposed and subject to damage. In the near future, we recommend
thorough scraping, sanding, caulking and priming prior to applications of a high quality exterior finish.
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14905 Leigh Avenue, San Jose, CA 95124
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! 15. The passage door between the garage and the interior of the home swings out over a step. This can be a potential hazard. We recommend that either the door be made to swing inward or that a 3’x3’ landing be installed where the door swings out. (See Illustration 6E) 16. One or more window screens are torn. The frame appears to be serviceable but we recommend the screens be
repaired or replaced. 17. The fencing at the side and rear are overgrown with vegetation. We were not able to determine the condition of the
fencing. Often it is learned that the vegetation is actually providing the support. We recommend the vegetation be trimmed for maximum service life.
! 18. Water damage was observed to the exterior trim at the rear wall. We recommend further investigation and repair by the appropriates trades. (See Picture 2)
! 19. The exterior side garage door jamb is water damaged. We recommend it be repaired or replaced by the appropriate trades as necessary. MAINTENANCE ITEMS & GENERAL INFORMATION 20. Due to possible damage occurring to the garage door during testing, the auto reverse mechanism on the overhead
garage door was not tested. We recommend the auto reverse be tested by appropriate trades. Refer to the owner’s manual or contact the manufacturer for more information. 21. This home was constructed without the use of a weep screed at the base of the stucco. Although this was a accepted
construction method it can allow condensation to build up and not drain properly. For further information we recommend appropriate trades be consulted
LIMITATIONS: This is a visual inspection to the accessible areas only.
• A representative sample of exterior components was inspected. • The inspection does not include an assessment of geological conditions, site stability and property surface drainage runoff.
Illustration 14F
Illustration 1A
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 8E
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See Illustration 6E
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Electrical ITEM DESCRIPTIONS: Service Service Entrance Service Ground Main disconnect Main Distribution Panel Branch/Auxillary Panel Distribution Wiring Outlets Ground Fault Circuit Interrupters
• 120/240 volt main service • Overhead Service Wires • Unknown/Inaccessible (Not Inspected) • Breakers • Main Service Rating: 100 Amps • Breakers • Exterior Side • Unknown • Copper Wire • Aluminum Wire • Grounded/Ungrounded • Bathroom
COMMENTS: Inspection of the electrical system revealed the need for several improvements. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the improvements recommended below. Evidence of remodeling or modifications to the electrical system were evident. Inquire with the owner as to their nature and any permits that may have been necessary. Evaluation of permits, identifying the extent of modifications and code compliance are beyond the scope of this inspection. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Several of the interior outlets and/or switches are loose in their boxes. We recommend a general tightening and "tuneup" of the receptacles when access to all is available.
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2. Ungrounded 3-prong interior outlets at the bedroom should be improved. A grounded cable or ground wire could be
strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O) 3. One or more of the interior light fixture bulbs are missing. We recommend all missing bulbs be replaced and proper
operation of the light fixture verified.
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4. The missing outlet cover plates at the kitchen should be replaced. 5. The damaged light fixture cover(s) at the kitchen wall should be repaired or replaced, though this is mainly a cosmetic
issue.
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6. Ungrounded 3-prong interior outlets at the left side hall bathroom should be improved. A grounded cable or ground
wire could be strung to these outlets, the outlet labeled as ungrounded or the original 2-prong receptacle could be reinstalled. If applicable, some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) type receptacle where grounding is not provided. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet. Repairs or rewiring are recommended at all deficient locations. For additional information we recommend a licensed electrician be consulted. (See Illustration 10O)
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7. One or more of the lights in the hall bathroom and upstairs hall bathroom are inoperative. This may be due to turned
off switches which were not located during our inspection. If the bulb(s) is not blown or the lights switched off, the circuit should be investigated and improved as necessary. 8. Loose wiring in various locations of the crawl space should be improved by securing it to the framing. 9. The accessible aluminum connectors inside the electrical main and/or branch panel are lacking the application of an
anti-oxidant. As preventive maintenance we recommend that each accessible connection be covered with an antioxidant. 10. There is exposed wiring below seven feet in the garage. This is not technically correct, but in this case the wiring is
well protected from physical damage. The installation of any additional mechanical protection is considered optional. 11. The water heater cold and hot water lines do not appear to be bonded to the gas lines. The local building department
may presently require that the lines be bonded. We recommend consulting the local building authority regarding this condition.
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14905 Leigh Avenue, San Jose, CA 95124
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! 12. One or more exterior outlet's and/or receptacle housing are loose. All loose outlets and receptacles should be repaired as necessary.
! 13. One or more exterior outlet's at the rear have reversed polarity (i.e. the hot and neutral connection inside the outlet are wired backwards). These outlets and the circuit should be investigated and improved as necessary. Based upon our inspection of a representative number of outlets, we recommend testing of every outlet at a later date. Repairs or rewiring are recommended at all deficient locations. (See Illustration 12A)
! 14. One or more garage switch cover plates are missing. We recommend all missing covers be replaced 15. The circuitry in the main panel is not labeled. We recommend this be corrected to allow individuals unfamiliar with
the equipment to operate it properly when and if necessary.
! 16. The cable clamps for junction box(s) at the garage should be installed. All electrical connections should be secured with cable clamps inside approved junction boxes fitted with proper cover plates. MAINTENANCE ITEMS & GENERAL INFORMATION 17. The service ground wire runs into the enclosed wall, therefore it was inaccessible and determining its method of grounding connections to the structure were unable to be noted at this time. This note is for general information only. 18. Aluminum wiring was noted for the 240 volt circuitry of the home. Aluminum wiring is typically used for 240 volt
appliance circuits and no action is necessary. DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 19. The installation of ground fault circuit interrupter (GFCI) devices is advisable on exterior, garage, bathroom and some kitchen outlets. Any whirlpool or swimming pool equipment should also be fitted with GFCI’s. A ground fault circuit interrupter (GFCI) offers protection from shock or electrocution. Please note that "GFCI" may already be in one or more of these areas. See "description" section above for exact location of any "GFCI" which may be present on this property. (See Illustration 13A)
LIMITATIONS: This is a visual inspection to the accessible areas only. The inspection does not include (if applicable) low voltage systems, telephone wiring, intercoms, alarm systems, TV cable, timers, central vacuum systems, exterior sprinkler systems, exterior landscape lighting or exterior motion sensor lights. Also smoke detectors out of reach were only visually inspected unless noted otherwise. We recommend these systems be checked by interested parties for proper operation when possible.
• Due to inaccessibility of concealed wiring or undocumented improvements of the structure, we are unable to predict
• • • •
whether the number of circuits within a home will be sufficient for the needs of the occupants during a typical home inspection. If fuses blow (or breakers trip) regularly, this may indicate that additional loads or remodeling modifications may have been added to existing circuits. It does not indicate that your electrical service is undersized, nor does it represent a safety concern. Electrical components concealed behind finished surfaces could not be inspected. According to "ASHI" standards and due to time limitations and/or owner furniture only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage (if applicable) may of restricted access to some electrical components. The ground connection for the electrical service was not visible at the time of the inspection.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 13A
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Illustration 10O
(See Illustration 12A)
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Heating System ITEM DESCRIPTIONS: Primary Energy Source Heating System Type
• Gas • Wall Heaters • Manufacturer: Unknown • BTU's: Unknown • Age: Unknown Years • Location: Living room and Hall
COMMENTS: The typical life cycle for a heating unit such as this is 20-25 years. As is not uncommon in homes of this age and location, the heating system is older and may be approaching the end of its life cycle. Some units will last longer; others can fail prematurely. We recommend a licensed H.V.A.C. contractor be retained for further evaluation of the heating unit. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. The heating system is dirty and in this condition will operate inefficiently. We recommend a qualified H.V.A.C contractor be retained to service, clean, and tune the system. 2. The data plate on the heating system was not visible/legible at the time of this inspection. 3. As a free public service, the local utility company (PG&E) will perform a "safety" review of the heat exchanger and
other gas operated components. We recommend that you take advantage of this service before the next seasonal operation and again prior to lapse of your home warranty coverage (if applicable). DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 4. The heating system supplied for this structure is insufficient for the square footage of structure. We recommend the advice and services of a licensed HVAC specialist regarding upgrade considerations.
LIMITATIONS: This is a visual inspection to the accessible areas only. The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection.
• Determining furnace heat supply adequacy or distribution is not a part of this inspection. • The wall mount and/or window mounted air conditioning unit (if applicable) were not inspected and is excluded from • •
•
this report. Heating and/or air conditioning registers where visually inspected were accessible. Manual operation of the registers was not performed unless noted otherwise. The heat exchanger of the furnace was not inspected and interior portions of the heater were restricted. For additional information we recommend the services of a licensed heating contractor. As a free public service, the local utility company (PG&E) will perform a "safety" review of the heat exchanger and other gas operated components. We recommend that you take advantage of this service before the next seasonal operation and again prior to lapse of your home warranty coverage (if applicable). Inspection of the heater and/or air conditioner thermostat is limited to operating the units(s) on and off function only. Testing of the thermostat timer, clock, set back functions, etc. were not performed.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Insulation/Ventilation ITEM DESCRIPTIONS: Attic/Roof Insulation Attic/Roof Ventilation Crawlspace Insulation Crawl Space Ventilation Exterior Walls Insulation
• Fiberglass • Depth in inches: 6 • Roof Vents • Gable vents • Fiberglass • Exterior wall vent(s) • Unknown
COMMENTS: Insulation levels are typical for a home of this age and construction. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. Missing and/or loose floor insulation was noted in one or more areas of the crawl space. We recommend all loose, missing and/or damaged insulation be replaced. 2. One or more of the rear crawl space vents are even with or below the exterior grade level, this condition can allow
moisture to enter the crawl space. We recommend the exterior grading be improved to slope away from the structure. If the opportunity for easy grading does not exist the installation of dams around the exterior of the vents should be considered.
LIMITATIONS: This is a visual inspection to the accessible areas only.
• Insulation/ventilation type and levels in concealed areas cannot be determined. No destructive tests were performed. • Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.
• An analysis of indoor air quality is beyond the scope of this inspection. • Any estimates of insulation R values or depths are rough average values.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Page 17 of 29
Plumbing ITEM DESCRIPTIONS: Water Supply Source Service Pipe Main Water Valve Location Supply Piping Waste Disposal System Drain/Waste/Vent Cleanout Location Main Gas Valve Location Water Heaters Seismic Gas Shut-off Excess Flow Gas Shut-off
• Public • Copper Pipe • Exterior Front • Copper Pipe • Galvanized • Public • Plastic • Galvanized Steel • Cast Iron • Crawl space • Exterior • Exterior Side • Manufacturer: A.O. Smith • Capacity: 40 Gallons • Approximate Age: 12 Year(s) • Gas • Location: Garage • Not Present • Not Present
COMMENTS: Due to the design of this unit/building, most of the supply piping was inaccessible for inspection. For additional information, we recommend a licensed plumbing contractor be consulted. Due to the design of this unit/building, most of the drain lines were inaccessible for inspection. For additional information, we recommend a licensed plumbing contractor be consulted. Inspection of the plumbing system revealed the need for improvements. A licensed plumber should be consulted to further evaluate the plumbing system, and undertake any improvements deemed necessary. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. 1. There is evidence of a past leaks and corrosion but no active leakage was noted to the exterior of the kitchen sink and drain piping. This area should be monitored for leakage and repaired as necessary. Upgrading this piping and connections should also be considered.
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2. The toilet in the hall bath is loose and should be properly re-secured, tightened and caulked. (See Illustration 5B2) 3. The hall bathroom tub faucet handles are loose and should be tightened. 4. There is a gap between the tub spout and hall bathroom and rear hall bathroom tub walls which should be sealed to
prevent moisture intrusion.
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5. The rear hall bathroom tub faucet and/or handles are leaking. We recommend all leaks be repaired. 6. The residual water flow available to the hot side hall bathroom and rear hall bathroom sink faucets are lacking to the
point where additional usage will be severely inconvenient. We recommend a licensed plumbing contractor be contacted for further evaluation and repair recommendations.
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7. The shower head in the hall bathroom and rear hall bathroom leaks. We recommend all leaks be repaired. 8. The hall bathroom sink drain was observed to drain slowly, suggesting that an obstruction may exist. We recommend
the drain line be cleaned of any obstructions for full use of this area. 9. The rear hall bathroom tub faucet handles are loose and should be tightened. 10. The rear hall bathroom tub/shower faucet assembly was noted to be loose. This is usually caused by improper
securing of the faucet plumbing inside the wall. We recommend the faucet assembly be properly secured or tightened to eliminate this condition.
! 11. The laundry faucet is leaking. We recommend all leaks be repaired. ! 12. The gas line/connector at the laundry is flexible and made of brass. Brass is no longer approved for this use because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards (See Picture 8)
! 13. The gas line/connector at the water heater is flexible and made of brass. Brass is no longer approved for this use because it is prone to deterioration. We recommend the gas line/connectors be replaced with a line/connector meeting present standards 14. There is evidence of slight corrosion or rust, but no leakage on the exterior of the exposed and accessible supply
piping in the garage. This piping should be periodically monitored for leakage and repaired if necessary.
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14905 Leigh Avenue, San Jose, CA 95124
Page 18 of 29
! 15. Copper piping is connected directly to galvanized piping at the front bib. This configuration is not approved and will lead to deterioration of the galvanized pipe. We recommend the installation of a approved insulating fittings at all necessary locations. (See Illustration 4A) (See Picture 1)
! 16. We recommend elevating the water heater at least 18 inches off of the garage floor in accordance to present standards. 17. When the faucets were run at the fixtures a rusty discoloration was noted to the water. This is a sign that the interior
of the galvanized water lines are rusting. This is usually noted in areas where the faucets have not been used for some time. We recommend reading the other comments regarding galvanized comments in this report. 18. The temperature and pressure relief discharge pipe for the water heater is improper. We recommend the installation
of a proper discharge pipe to and approved location.
! 19. There is insufficient clearance between the water heater exhaust flue and combustible materials. This condition should be improved. (See Illustration 9Z) (See Picture 6)
! 20. For enhanced safety, it is recommended that the loose or damaged connections of the water heater venting system be improved. A minimum of 3 screws at each section of the duct is recommended. (See Illustration 9AA) 21. There is evidence of heavy corrosion and rust, but no leakage on the exterior of the exposed and accessible metal
supply piping in the crawl space. This piping should be monitored for leakage and repaired as necessary. Upgrading this piping and connections should also be considered.
! 22. The water heater tank has been strapped in an improper manner due to the straps being loose. We recommend the restraint be improved as per state codes. Specifically California state code is as follows. 1. All water heaters gas or electric must be strapped. 2. Up to 52 gallons two straps are required, one in upper one-third and one in the lower one-third of the fixture. 52 gallons and above require three, one in upper one-third, one in middle and one in lower one-third. 3. Straps may consist of either metal bands/tape (at least 24 gauge) or half-inch diameter metal conduit. 4. Straps must wrap all the way around/loop around the body of the water heater. 5. Straps should be secured to adjacent wall or stud and from opposing directions 6. Straps should be secured to the wall or studs using 1/4" diameter by 3" long lag bolts with washers. (See Illustration 9AE)
! 23. The temperature and pressure relief valve for the water heater lacks a proper length discharge pipe. We recommend the installation of approved piping to an approved location. (See Illustration 9AF) 24. There is evidence of a past leaks/stains but no active leakage at this time under the supply and drain lines as noted
from the crawl space. This area should be monitored in the future for leakage and repaired if deemed necessary.
! 25. Heavy corrosion and possible leakage was noted at the water heater water supply lines. We recommend the lines and/or connections be replaced as necessary. (See Picture 5) MAINTENANCE ITEMS & GENERAL INFORMATION 26. The water heater made a popping sound while operating. This suggests possible sediment accumulation in the bottom of the tank. We recommend water be flushed out of the tank until it runs out clear. 27. The typical life cycle for a water heater is 8-12 years. As is not uncommon in homes of this age, the water heating
system is older and may be approaching the end of its life cycle. Some units will last longer; others can fail prematurely. Although operating, the need for replacement should be expected in the near future. DISCRETIONARY IMPROVEMENTS AND/OR UPGRADES 28. In our opinion the water heater provides limited supply for a structure this size. When replacement becomes
necessary, we recommend installing a unit of greater capacity. 29. The older steel water supply piping is subject to corrosion on the interior of the pipe. As corrosion builds up, the
inside diameter of the pipe may becomes constricted, resulting in a loss of water pressure. However this condition is not common to all galvanized metal piping and varies with the hardness and acidity of the water and composition of the pipe. Restricted piping is typically replaced when the loss of pressure can no longer be tolerated. For additional comments we recommend a licensed pluming contractor be consulted. 30. During the process of plumbing fixture renovation, it would be wise to replace older piping that is exposed.
LIMITATIONS: This is a visual inspection to the accessible areas only.
• Water and gas shut-off valves, including seismic and excess flow shut-off valves •
(Fireplace gas valves where applicable), were not operated or tested. Identification of these devices is limited to the accessible areas only. Portions of the plumbing system concealed by finishes and/or storage (below sinks, below the structure and beneath the yard) were not inspected. © 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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• Water pressure and water quality is not tested. The effect of lead content in solder and/or supply lines is beyond the scope of the inspection.
• Inspection of any water conditioning system (filters, purifiers, softeners, etc.) is beyond the scope of this inspection and are excluded from this report.
• Inspection of any lawn sprinkler system is beyond the scope of this inspection and are excluded from this report (unless noted otherwise).
Illustration 4A
Illustration 5B2
See Illustration 9Z)
Illustration 9AA
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 9AE (Please note this diagram refers to two strap installations)
© 2010 Homeguard, Incorporated
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Illustration 9AF
14905 Leigh Avenue, San Jose, CA 95124
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Interior ITEM DESCRIPTIONS: Kitchen Appliances Tested Laundry Facilities/Hookup
Wall Finishes Ceiling Finishes Floor Doors Window style and Glazing Fireplace/Wood Stove Other Componets Tested
• Electric Range • Microwave • Dishwasher • Waste Disposer • Cooktop Exhaust • 120 Volt Circuit for Washer • Gas Piping for Dryer • Hot and Cold Water Supply for Washer • Waste Standpipe for Washer • Laundry Sink drain for Washer • Dryer vent noted • Drywall/Plaster • Wood • Carpet • Vinyl • Hollow Core • Pocket • Sliding • Double/Single Hung • Sliders • Fixed Pane • Single Pane • Double Pane • Masonry Fire Box • Smoke Detector • Door Bell
COMMENTS: On the whole, the interior finishes of the home are considered to be in average condition. Typical flaws were observed in some areas. RECOMMENDATIONS/OBSERVATIONS - '!' indicates an immediate improvement recommendation item. INTERIOR 1. Some of the interior floors were noted to squeak when walked on. This does not affect the functional use of the floor.
Squeaks can usually be eliminated, if desired, by additional attachment of the subfloor to the floor joist. 2. The fireplace chimney should be inspected and cleaned prior to operation. (See Illustration 8A) 3. One or more interior closet doors have loose, damaged, and/or missing hardware. We recommend that the tracks,
wheels and/or latches be adjusted or replaced to restore full operation. 4. The operation of some of the sliding windows is rough. We recommend they be cleaned, lubricated and adjusted for
smoother operation.
!
5. The hall window appears to have an active leak. We recommend a further inspection by the appropriate trades. 6. One or more interior doors do not latch properly. We recommend that hinges, latches and strike plates be adjusted to
restore full operation. 7. One or more of the interior door(s) rubs on the frame/jamb. We recommend all rubbing doors be trimmed, planned or
adjusted as necessary to improve operation. 8. Minor cracks and/or erosion of the rear wall of the fireplace are normal and should not be of a concern in the
immediate future unless or until the bricks become deeply eroded or loose. 9. There appears to be a slope at various areas of the interior floors. This may be the result of support system
settlement or support system modifications. Individual perception and sensitivity to floor sloping and/or settlement varies greatly. Measurement and evaluation of floor slope and/or settlement is beyond the scope of this inspection. For additional information, we recommend contacting the appropriate trades.
! 10. The damaged/cracked fireplace doors should be repaired or replaced. ! 11. The rear hall door knob, latch or hinge is damaged. We recommend it be repaired or replaced for full use of this area. 12. Water stains were noted in various window sills and/or jambs. This may indicate possible leaking frames or interior
condensate stains. We recommend monitoring the windows for signs of any leakage and improved if necessary. 13. Various double pane windows were dirty at the time of our inspection, therefore, the condition of the windows was not
fully verified. We recommend the windows be cleaned to verify their thermal seal. 14. Various interior doors, windows and electrical outlets were inaccessible due to owner's storage at the time of our
inspection. With access and an opportunity for complete inspection, conditions in need of attention may be discovered. We recommend the storage be removed and these areas further inspected by appropriate trades.
! 15. A defect was noted to the concrete slab under the finished flooring in the laundry, indicating the possibility of heaving. The actual condition of the slab is difficult to predict without removing floor coverings. Interested parties may wish to remove the finished floor covering for further evaluation. 16. The laundry pocket door knob/latch, wheels or track are damaged and/or not operational. We recommend it be
repaired for full use of this area. © 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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KITCHEN
! 17. The air-gap, or its connection to the disposal, appears to be restricted, causing water to flow out of the air-gap during the drain cycle of the dishwasher. We recommend that the drain system be cleaned or modified to correct this deficiency. (See Illustration 4A) 18. The kitchen sink shows evidence of heavy wear and/or chipping. It may be desirable to refinish or replace it this
however is mainly a cosmetic issue. 19. Various areas of the kitchen cabinets show evidence of minor wear. Refinishing or painting for cosmetic
considerations are recommended. 20. The microwave is cosmetically damaged, however one or more of the power indicator lights stayed on after the unit
was turned off. For attention to the conditions noted above and/or cost estimates, if necessary, we recommend the advice of a qualified appliance repair technician. 21. The kitchen countertop or backsplash tile surface is cracked and/or chipped. This is a cosmetic consideration and
repairs are optional. 22. The kitchen cabinets are in serviceable condition. Several of the doors and drawers need adjustment or minor repairs
for smoother operation and proper fit. 23. One or more of the control knobs or buttons on the dishwasher were worn and un-readable. We recommend repair or
replacement of the knobs for full use of the appliance as designed. BATHROOMS
! 24. Cracked, deteriorated and/or missing tub/shower enclosure caulk in the rear hall bathroom and left side hall bathroom should be replaced. Water leaking through non-sealed areas can cause damage. Damage caused by water seepage cannot be determined by this visual observation. 25. The drain stopper in the hall bath tub was not functioning properly or missing. We recommend repair or replacement
for full use of this area. (See Illustration 3C1) 26. The exhaust fan in the hall bathroom is slow to come up to speed and/or dirty. This condition places an extra load on
the motor. We recommend that the fan be cleaned and lubricated to reduce wear and tear. 27. The glass enclosure in the left side hall bathroom does not appear to be tempered glass (special safety glass that will
not shatter). Glass in bath areas should be tempered for safety reasons. It may be wise to consider the installation of tempered glass where appropriate. 28. The tub in the hall bathroom shows evidence of heavy wear and/or chipping. It may be desirable to refinish or repair it
for cosmetic considerations and/or prolong the life of the tub. 29. The escutcheons at the rear hall bathroom shower faucet are loose. We recommend tightening and/or sealing this
trim piece for a better appearance and to avoid leakage in this area. 30. The left side hall bathroom sink basin is heavily rusted at the sink base or overflow. Local repairs to these areas
usually do not last. As preventive maintenance. We recommend the sink be replaced. (See Illustration 1W)
! 31. The tub/shower door in the left side hall bathroom is cracked and should be replaced as necessary. LAUNDRY 32. Dirt and lint has accumulated in the dryer vent area. This may indicate a leaking, damaged or disconnected dryer
vent. We recommend the vent be cleaned and/or repaired and tested for leakage. Typical standards for dryer vents require a 4 inch, smooth wall duct, no longer than 14 feet, with a hooded damper at the termination. A flexible vent (6 feet max) may be used at the dryer connection but cannot go through floors or walls. 33. The laundry sink basin shows evidence of heavy wear, chipping and/or cosmetic cracking. This is primarily a
cosmetic condition, however, it may be desirable to refinish or replace it. 34. There is no metal pan under the washing machine to catch and divert any dripping water to the exterior. We
recommend that consideration be given to installing one. OTHER/MISC. 35. ENVIROMENTAL ISSUES:
Issues Based on the age of this home, there is a possibility the structure may contain asbestos (such as ceiling texture, insulation on the distribution piping and/or transit piping and siding). This can only be verified by laboratory analysis. The Environmental Protection Agency (E.P.A.) reports that asbestos represents a health hazard if “friable” (damaged, crumbling, or in any state that allows the release of fibers). If replacement necessitates the removal of the acoustic ceiling or insulation, a specialist should be engaged. If any sections of this insulation are indeed friable, or become friable over time, a specialist should be engaged. Further guidance is available from the Environmental Protection Agency (E.P.A.). Due to the age of construction, there may be other materials within the home that contain asbestos but are not identified by this inspection report.
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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36. Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater,
space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. For more information, consult the Consumer Product Safety Commission (C.P.S.C) at 1-800638-2772 for further guidance. It would be wise to consider the installation of carbon monoxide detectors within the home.
! 37. The installation of smoke detectors in the bedroom is recommended for added safety. MAINTENANCE ITEMS & GENERAL INFORMATION INTERIOR 38. The windows at various areas show evidence of condensation on the glass. This is not a major concern. Controlling
indoor humidity levels and/or improving window efficiency (if needed) would help to control this condition. 39. The evaluation of the thermal pane windows ("dual pane/glazed") is limited to accessible windows exhibiting
noticeable conditions at the time of our inspection, such as condensation and/or evidence of moisture developing between the panes of glass. Due to the known design and/or characteristics associated with thermal pane windows, conditions may be discovered at a later date, however seal failure can occur at any time. BATHROOMS 40. The hall bathroom tub wall is missing or not high enough to provide a proper moisture barrier. We recommend the
wall covering be installed to a height above the shower head.
LIMITATIONS: This is a visual inspection to the accessible areas only. Assessing the quality of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments are general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture.
• The adequacy of the fireplace draw cannot be determined during a visual inspection. • The operation of the dishwasher was limited to a filling and draining cycle only, however due to time limitations timers, • • • • • •
dryer cycles and/or higher functions were not tested. For additional information in regards to the operation and full function of the dishwasher we recommend consultation with the owner or appropriate trades. The interior appears to have been recently painted. Water stains and/or cracks may not be visible at the time of our inspection. If, at a later date, water stains and/or cracks are discovered, we recommend further inspection by the appropriate trades. Furniture, storage, appliances and/or wall hangings restricted the inspection of the interior. No access was gained to the wall cavities of the home. Kitchen appliances were operated (Unless noted otherwise) however they were not inspected for installation according to manufacturer specifications and were not evaluated for performance, efficiency or adequacy during there operation. All appliances not "built in" to the structure such as washing machine, dryer, refrigerator and/or countertop microwaves were not inspected and are excluded from this report. Fireplace screens or doors were not inspected and are excluded from this report
Illustration 4A
Illustration 8A
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
Illustration 3C1
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Illustration 1W
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Pictures Pictures are provided to assist in clarifying some of the findings made in this report. No relative importance should be placed on these pictures. The pictures in this report do not necessarily illustrate all of the damage as outlined in this report. Please contact the inspector if you have specific questions.
Picture 1
Picture 2
Picture 3
Picture 4
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Picture 5
Picture 6
Picture 8
Picture 9
© 2010 Homeguard, Incorporated
14905 Leigh Avenue, San Jose, CA 95124
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Maintenance Advice UPON TAKING OWNERSHIP After taking ownership of a new home, there are some maintenance and safety issues that should be addressed immediately. The following checklist should help you undertake these improvements.
� Change the locks on all exterior entrances, for improved security. � Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors. Considerations could also be given to a security system.
� Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.
� Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of a fire.
� Examine driveways and walkways for trip hazards. Undertake repairs where necessary. � Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired. � Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling. � Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.
� Install rain caps and vermin screens on all chimney flues, as necessary. � Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attend the home inspection, these items have been pointed out to you.
REGULAR MAINTENANCE EVERY MONTH
� Check that fire extinguisher(s) are fully charged. Re-charge if necessary. � Examine heating/cooling air filters and replace or clean as necessary. � Inspect and clean humidifiers and electronic air cleaners. � If the house has hot water heating, bleed radiator valves. � Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.
� Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.
� Repair or replace leaking faucets or shower heads. � Secure loose toilets, or repair flush mechanisms that become troublesome. SPRING AND FALL
� Examine the roof for evidence of damage to roof covering, flashings and chimneys. � Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity. Level out insulation if needed.
� Trim back tree branches and shrubs to ensure that they are not in contact with the house. � Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.
� Survey the basement and/or crawl space walls for evidence of moisture seepage. � Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions. � Ensure that the grade of the land around the house encourages water to flow away from the foundation.
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14905 Leigh Avenue, San Jose, CA 95124
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� Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.
� Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood windows frames. Paint and repair window sills and frames as necessary.
� Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report. � Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated. � Test the Temperature and Pressure Relief (TPR) Valve on water heaters. � Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home. � Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.
� Replace or clean exhaust hood filters. � Clean, inspect and/or service all appliances as per the manufacturer's recommendations. ANNUALLY
� Replace smoke detector batteries. � Have the heating, cooling and water heater systems cleaned and serviced. � Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure. � Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.
� If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).
� If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventive treatments may be recommended in some cases.
PREVENTION IS THE BEST APPROACH Although we've heard it many times, nothing could be more true than the old cliche "an ounce of prevention is worth a pound of cure." Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes. Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home. Enjoy your home!
© 2010 Homeguard, Incorporated
510 Madera Ave.
HomeGuard Incorporated
San Jose, CA 95112 (408) 993-1900 Fax (408) 993-1944
Invoice Date: Invoice No:
Invoice
1/19/2010 SJ265135P
Bill To: Barbara Neill Stewart Title 12820 Saratoga Sunnyvale Road Saratoga, CA 95070
Property Information: Address: Report No: Escrow#:
14905 Leigh Avenue San Jose CA, 95124 138541 TPRD
Billing Information: Inspection:
1/19/2010 Original
Total Due:
$435.00
$435.00 DUE UPON RECEIPT PLEASE REMIT
© 2010 Homeguard, Incorporated
