13-05-59tf - i - 40468 citrus drive, fremont, ca

7/28/2019 13-05-59TF - I - 40468 Citrus Drive, Fremont, CA

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2013Accurate Inspections

Home Inspection Report

Inspection Date:May 24, 2013

Prepared For:Dalang Fang

Prepared By:Accurate InspectionsP.O. Box 14281Fremont, CA 94539

Office: (510) 299-6901

[email protected]

Report Number:13-05-59TF

Inspector:Tom Flanigan

Agent Information:Farah TokhiThe Timothy Crofton RealEstate Team43213 Mission Blvd.

Fremont, CA 94539

Inspection Address:

40468 Citrus DriveFremont, CA


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40468 Citrus Drive, Fremont, CA Page 2 of26This confidentialreport was prepared for Dalang Fang

This Inspection Report Copyright 2013, Accurate Inspections. All Rights Reserved.Comment Library Copyright 2013, Summit Property Inspection Systems. www.summitinspection.netAll Rights Reserved.

Table of Contents

CLIENT ADVISORY 3INSPECTION PHOTOS 5INSPECTION OVERVIEW 7STRUCTURAL SYSTEM 10BUILDING EXTERIOR, CARPORT, & SITE 11ROOF SYSTEMS 13PLUMBING SYSTEM 15

WATER HEATER 17ELECTRICAL SYSTEM 18HEATING SYSTEMS 20INTERIOR COMPONENTS 22
http://www.summitinspection.net/http://www.summitinspection.net/http://www.summitinspection.net/


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Client Advisory

Please note: This Advisory is nota summary of the inspection report. That is why we urge you to read the

entire inspection report before you review this section. As an additional service to our Clients and their Real EstateProfessionals, we have provided this listing of the items which, in the professional opinion of your Inspector, merit

further attention, investigation, or improvement at this time. Some of these conditions may be of such a nature as to

require repair or modification by a skilled craftsman, technician or other specialist. A homeowner such as you can

easily handle others. In listing these items, your Inspector is not offering any opinion as to who, among the parties

to your transaction, should take responsibility for addressing any of these concerns. As with most other facets of

your transaction, we recommend consultation with your Real Estate Professional, Attorney or Home Builder for

further advice with regards to the items listed below.

Finally, we remind you that following the Inspectors advice will often result in enhanced safety for the occupants of

the home or improved performance and/or extended life for the component in question.

BUILDING EXTERIOR, CARPORT, & SITE

1. A trip hazard was observed in the driveway. We recommend repair, if possible, or removal andreplacement, of the deteriorated section of the driveway to eliminate trip hazards and reduce thepotential for personal injury. Sometimes simply ramping-up concrete patching material at thechange in elevation can serve as a short term solution. (See Photo 1 in the Inspection Photos section)

2. The surface of the patios on the left and on the right were cracked and/or distorted to a point wheretrip hazards exist. Use of the patios could be dangerous to some people, possibly causing personalinjury. The patios should be repaired or removed and replaced. (See Photos 2 and 3 in the InspectionPhotos section)

3. The side garage door and/or door jamb was damaged. The damage should be repaired, orreplacement parts should be installed as necessary in conformance with standard trade practices.(See Photo 4 in the Inspection Photos section)

4. There was a hole in the siding at the pet door. We recommend sealing off the pet door according tostandard trade practice. (See Photo 5 in the Inspection Photos section)

ROOF SURFACE

5. The main house roof had been patched. The patching has weathered, necessitating repair. Theseareas should be repaired by a licensed roofing contractor.

6. Branches from trees near the carport were overhanging the roof, and debris from the trees hadaccumulated on the roof and was obstructing the free flow of roof runoff. Nearby trees should betrimmed to avoid damage to the roof surface and obstruction of roof runoff. (See Photo 6 in theInspection Photos section)

PLUMBING SYSTEM7. One or more plastic vent pipes on the roof were in need of painting to prevent sun damage. We

recommend painting with latex or other paint approved for this application.

8. The seismic restraint for the water heater tank in the living room closet did not have back -blocking. Itshould be upgraded to meet current industry standards. A proper upgrade should help limit damageand provide a source of usable domestic water in the event of a major earthquake. (See Photo 7 in theInspection Photos section)


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ELECTRICAL SYSTEM

9. Exposed wiring was observed in the water heater closet. Even if the individual conductors areinsulated, wiring should not be exposed. All exposed wiring should be repaired or replaced by alicensed electrician. (See Photo 8 in the Inspection Photos section)

10. Several receptacles were the three-prong type and were not grounded to current standards. Werecommend testing of all receptacles by a licensed electrician and providing a proper ground for all ofthe three-prong receptacles or exchanging each one for an un-grounded two-prong device or GFCI

receptacle as appropriate.11. Several of the receptacles were missing cover plates, which presented a safety hazard, particularly for

small children. The missing cover plates should be replaced to reduce this hazard. Each receptacleshould be fitted with a proper cover plate.

12. One receptacle on the right side of the exterior was loose. We recommend further investigation andrepair, as appropriate, by a competent, licensed electrician. (See Photo 9 in the Inspection Photossection)

INTERIOR COMPONENTS

13. The screens on the fireplace did not operate correctly. We recommend repair or replacement torestore their intended function. (See Photo 10 in the Inspection Photos section)

14. All six of the smoke detectors failed to respond when their test buttons were pushed. The unitsshould be repaired or replaced.

15. The heating plant in this home was gas fired. We recommend the installation of one or moreUnderwriters Laboratory Listed Carbon Monoxide detectors in appropriate locations to monitor theindoor air.

16. The dishwasher drain lacked an adequate mechanical separation, as required by present standardsand necessary to prevent mixture of supply and wastewater. An approved standpipe, high loop or air-gap device should be installed.

17. The range was not securely attached to the floor to help prevent tip-over should a child climb on theopen door. It should be attached according to the manufacturers installation instructions.

18. The kitchen exhaust vent pipe had no cover. We recommend that a cover be installed to keepcombustible materials away from the pipe and to protect any electrical wiring which may be inside the

enclosure. (See Photo 11 in the Inspection Photos section)19. Flex ducting is not permitted for kitchen exhaust fans as it can be a fire hazard. We recommend

replacement of this ducting with an approved material. (See Photo 11 in the Inspection Photossection)

20. The vent pipe for the kitchen exhaust fan was undersized for the existing blower. We recommendinstalling a properly sized exhaust system conforming to the existing blower manufacturersspecifications and standard trade practice. (See Photo 11 in the Inspection Photos section)


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Inspection Photos

Photo 1 Photo 2

Photo 3 Photo 4

Photo 5 Photo 6


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Photo 7 Photo 8

Photo 9 Photo 10

Photo 11


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Inspection Overview

DESCRIPTIVE INFORMATION

Weather Conditions: Clear Sky

Temperature Range: 60 - 70 Degrees F

Orientation of the Dwelling: The front entrance faced the street

Age of the Dwelling: Estimated at 60 years, based upon the Inspectors observation

Main Water Shutoff Location: On the exterior in the front

Electrical Panel Location: On the exterior in the front

Main Gas Shut-Off Location: On the exterior in the front

Persons in Attendance: The clients agent

ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE INSPECTION

Location/Direction Conventions Used In This ReportOver the years, our clients have told us time and again how much they appreciate the information which we

include in every report on the location of thermostats, furnace/air conditioner filters, electrical panels, ground faultcircuit interrupt devices, and the main water, electricity and gas shutoffs - particularly when they are normally

hidden or hard to get to.

Specifying these critical locations becomes even more valuable for those of our clients who are not able to

accompany the inspector on the inspection. Not only does this information aid you in operating and maintaining

your home, but the abundance of information contained in our Report is further reassurance that your inspector

did, in fact, crawl into all those nasty places and examine all those nitty-gritty details.

Here is how you will find we have called out locations and directions in your report:

On the exterior, when we talk about the right side or left side of the house, we are assigning direction as we

would if we were standing at the street and were looking towards the front door.For features inside the home, they will be located by imagining that you are standing in the doorway of the main

entrance (front door) looking towards the center of the house. Then locations will be described as left or right,

and front or rear. (For example, the left rear corner of the right front bedroom).

Important Information on the Scope of this Inspection

Not Inspecting for Building Code Violations

The presence or extent of building code violations was not the subject of this inspection, nor was it included in the

report. No warranty is offered on the legal use, or uses of the building or property. Information with regard to

these issues may be available from the appropriate building and/or zoning agency.

Important Information May be Found in the Public Records

Important information about this property may be a matter of public record. However, search of public records isnot within the scope of a home inspection. We recommend review of all appropriate public records by the buyer,

or a representative of the buyer, should this information be desired.

A Home Inspection, Not a Pest Inspection

Any observations, which the inspector might make in this report regarding evidence of pests or wood destroying

organisms, are not a substitute for inspection by a licensed pest control operator or exterminator. Your inspector

may only report on aportion of the currently visible conditions and cannot render an opinion regarding their cause

or remediation.


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We Suggest Review of a Recent Pest Control Inspection Report

We recommend review of a current Pest Control Report for further information concerning pest activity or wood

destroying organisms on this property. If such a report is not available, we recommend arranging for a pest control

inspection, before close of escrow, to confirm the presence and extent of pest or wood destroying organism

activity.

Environmental Issues Are Excluded

Comments on environmental hazards or conditions, including, but not limited to, toxic, reactive, combustible orcorrosive contaminants, wildfire, geologic or flood hazards, electro mechanical fields (EMFs) from powerlines or

other sources are specifically excluded from this inspection and report.

We Evaluate for Function, Operability and Condition

The purpose of a home inspection is to evaluate the home for function, operability and condition of systems and

components. Its purpose is not to list or attempt to address cosmetic flaws. It is assumed that the client will be the

final judge of aesthetic issues and not the home inspector, as the inspectors tastes and values will always be

different from those of the client.

Wall and Window Coverings Are Not Included in a Standard Home Inspection

Wallpaper and other types of wall coverings, as well as window coverings, are not considered a part of a standard

home inspection and, in most cases; no comment on their condition will be made.

Floor Coverings Are Not Included in a Standard Home Inspection

Floor coverings are not considered a part of a standard home inspection and, in most cases; no comment on their

condition will be made. Floor coverings are not lifted for inspection of the underlying finishes, and hidden

conditions may be present. We do not represent that cleaning, in and of itself, will remove any or all stains or

odors. We suggest that if any of these conditions are present, one should consult with the appropriate floor or

covering specialist.

The Yard Sprinkler System Was Not Inspected

The landscape irrigation (sprinkler) system was not inspected and is not included in this report. Thus, we cannotmake any representations as to its present condition or future performance. We recommend evaluation by a

sprinkler system technician, if further information on the systems function and condition is desired.

Important Information Concerning Mold and MildewWe hope that the following facts and considerations regarding mold and mildew, the scope of this home inspectionand your familys health, will aid in your understanding of this important and timely topic:

Mold spores are present in the outside air everywhere, even in the driest of the so-called desert climates.

Thus, every home contains mold both inside and on all surfaces. But the mold will remain dormant until the

right conditions of moisture and food become present. Accurately identifying those conditions often takes

specialized skill and experience.

Mold generates a number of mold byproducts. Particles include the mold organism, spores and fragments.

Chemical byproducts include enzymes, mycotoxins and gasses. Many of these byproducts can affect

susceptible people in a variety of ways, and from a health point of view it often makes no difference if the

mold is dead or alive.

Mold spores are present on the surfaces and in the cracks and pores of building materials as they areincorporated into new construction, no matter where in the world a new home is being built. While it is truethat molds usually do not propagate if removed from a source of moisture, nevertheless they can remain in a

dormant state for years waiting for the right conditions to spring into life and fill the atmosphere both inside

and outside of a building with their progeny.

Some molds give off toxic gases as an offensive weapon. These toxic gases aid them in killing competing

molds and expanding their territory. These same gases can be dangerous to humans as well.

Human reaction to, and the possible effects of, exposure to specific molds and other fungi can vary widely,

even between members of the same family exposed to the same conditions.


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Many experts consider all molds to be potential allergens and irritants, including some toxins. Heath

concerns from exposure to mold in humans varies with each individual and can range from simple allergy

symptoms to asthma, watery eyes, sneezing, wheezing, difficulty breathing, sinus congestion, blurry vision,

sore throat, dry cough, aches and pains, fever, skin irritation, bleeding of the lungs, headaches, and memory

loss.

Searching for environmental hazards ofany kind, including molds and/or mildew is not a part of this home

inspection, orany standard home inspection and report. (See your Property Inspection Contract)

Many times, mold infestations occur inside wall cavities or in an underbuilding space or attic where theycannot be seen without the destructive disassembly of the building, an activity specifically prohibited by all

nationally recognized Standards of Practice governing the Home Inspection profession. Remember, also,

thatyou as the Client would be financially responsible for the repair of any damage resulting from anyinvasive methods used to find hidden mold growth in a building that you do not yet own!

Unfortunately, there have been many documented cases of significant and harmful mold growths that were

totally concealed and which left absolutely no outwardly visible symptoms of their presence.

During your inspection, if we did come across conditions that, in our opinion, could cause or suggest the

presence of these organisms, we have made every effort to note them in the report.

No matter whether or not we have mentioned any visible evidence or even suspicious symptoms in

your report, and whether or not you or any member of your family have been known to have ever had

an adverse reaction to possible mold exposure, or if you are concerned at all about these organisms

being present in this home, we strongly recommend that you engage the services of a qualified expert

that specializes in the identification of these organisms and follow their recommendations.

Furnishings and Storage Limited Our Access

The presence of furnishings, personal items and decorations necessarily limited our view, and thus, the scope of

the inspection. For instance, the placement of furniture prevented access to every electrical receptacle. We

recommend that the purchaser conduct a thorough pre-closing walkthrough inspection immediately before theclose of escrow at which time the dwelling will, hopefully, be empty. Instructions and a checklist for conducting

this pre-closing walkthrough have been supplied with this Report.

Valuable Advice for Our Clients

Environmental Topics Can be Found in California Guide

For additional information concerning environmental topics, we suggest obtaining a copy of the State of Californiapublication, Environmental Hazards: Guide for Homeowners and Buyers, available from your real estate

professional.

Evidence of Remodeling and/or Addition(s) - Check the Status of Building Permits and Inspections

The dwelling had been remodeled and/or extended subsequent to original construction. Confirmation should be

obtained from the owner, or in their absence, the local building department, that all necessary permits for

appropriate construction and/or remodeling were secured, appropriate inspections were performed and all requisite

final signatures have been obtained.


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Structural System


Foundation Type: Slab on grade

Foundation Material: Poured in place concrete

Exterior Wall System: Conventionally framed wood stud

Interior Bearing Walls: Conventionally framed wood partitions

Floor System: Concrete slab on grade

Roof Structure: Not visiblenot determined

OBSERVATIONS & RECOMMENDATIONS

Slab Foundation

Finishes concealed virtually all floor surfaces. Thus, the floor slab was considered mostly inaccessible and could

not be thoroughly inspected. No signs of significant settlement or related interior cracking were observed.Moisture Considerations

Although access to the slab was limited because of the presence of finished flooring, we found no visible evidence

of seepage or other moisture related conditions.

Seismic Considerations

Anchor bolts are fasteners that connect the wood framing to the foundation. They limit the ability of the framing

to move independently on the foundation in the event of seismic activity.

The sill plate is the first (lowest) wood member of the framing that rests directly on the foundation. The sill plate

was inaccessible, thus, it was unknown as to how or if it was anchored to the foundation.

Wall Framing

The wall framing was nowhere visible, however no symptoms of non-performance were evident.Rafters

The roof structure was constructed in a manner typical of houses of this type and age. Where visible, the rafters,

which are the members that support the roof sheathing, were generally in acceptable condition and had performed

adequately since their installation.

Summary Comments On The Structure

All the visible structural elements and components in this dwelling were in generally acceptable condition andwere performing as would be expected for a dwelling of this age and type of construction.


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Building Exterior, Carport, & SiteDESCRIPTIVE INFORMATION

Lot Topography: Nearly flat

Driveway Surface: Concrete

Walkway Surface:

ConcretePatio Surface: Concrete

Primary Exterior Cladding: Stucco

Secondary Exterior Cladding: Plywood siding


Grading and Drainage

The grading of the lot adequately drained surface water and roof runoff away from the dwelling and off the

property.

There was no drainage system for this property. The grading and soil conditions appeared to be such that

excessive surface water, subsurface moisture, and/or runoff had not been a problem. No action is indicated.

Downspouts

The downspouts were properly installed and in acceptable condition.

Driveway

A trip hazard was observed in the driveway. We recommend repair, if possible, or removal andreplacement, of the deteriorated section of the driveway to eliminate trip hazards and reduce the potentialfor personal injury. Sometimes simply ramping-up concrete patching material at the change in elevationcan serve as a short term solution.

This item will be found in the Client Advisory.

Walkways

Small cracks were observed in the walkways. The cracks were not large enough to be considered trip-hazards,however. We recommend monitoring the cracks, followed by repair, if they become trip hazards.

Fences and Gates

Portions of the wood fence were leaning, swayed easily when pushed and were generally deteriorated or damaged.

We recommend repair or replacement as appropriate.

Plywood Siding

The plywood siding was weathered, but otherwise performing as designed and in acceptable condition. We

recommend regular inspection and maintenance to ensure the maximum effective life of the siding.

Stucco

The stucco exterior was generally in acceptable condition, with no significant cracks. Hairline cracks are typical

of this material and no immediate action is necessary to correct them. The small cracks can be scratched open,patched and sealed in the course of routine maintenance.

Stucco extended over the foundations below the finished grade. This configuration was accepted practice when

installed, but has proved to promote infestation by wood destroying organisms. We recommend periodicinspections for wood destroying organisms.

There was a hole in the siding at the pet door. We recommend sealing off the pet door according tostandard trade practice.



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Exterior TrimThe exterior trim was weathered, but generally in acceptable condition. We recommend regular inspection and

maintenance to assure its dependability and ensure its maximum service life.

Eaves and Soffits

The eaves or overhangs are comprised of those portions of the roof that extend beyond the exterior walls. The

eaves protect the siding, windows and doors from the deteriorating effects of direct rain or snowfall.

The eaves and overhangs were in acceptable condition.

Paint and Stain

Exterior finishes were in acceptable condition.

Exterior DoorsThe exterior doors were in acceptable condition.

Some or all of the doors on this dwelling were retrofit double-glazed doors. This type of door relies on a

caulking or stucco seal at the edge to prevent water from entering the wall cavity. We recommend monitoring the

condition of this seal frequently and resealing the edges when appropriate.

The side garage door and/or door jamb was damaged. The damage should be repaired, or replacementparts should be installed as necessary in conformance with standard trade practices.


Exterior WindowsThe exterior aspects of the windows were in acceptable condition.

Some or all of the windows on this dwelling were retrofit double-glazed windows. This type of window relies

on a caulking or stucco seal at the edge to prevent water from entering the wall cavity. We recommend monitoring

the condition of this seal frequently and resealing the edges when appropriate.

Patios

The surface of the patios on the left and on the right were cracked and/or distorted to a point where triphazards exist. Use of the patios could be dangerous to some people, possibly causing personal injury.

The patios should be repaired or removed and replaced.


General Comments about the Exterior

Exterior features were generally in acceptable condition. The few exceptions have been commented upon in this

section and elsewhere in this report. Regular maintenance will extend the service life of this important weather

shell.

Carport

Carport Floor

The carport floor was concrete slab.

Minor cracking was evident in the floor slab, but no noticeable vertical displacement of the slab was observed. No

action is indicated.

General Comments On This Area

The finished surfaces and hardware associated with this area were found to be generally in acceptable condition at

the time of the inspection.


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Roof Systems

Main House Roofing SurfaceDESCRIPTIVE INFORMATION

Slope, or Pitch, of the Roof: Low

Roof Covering Material: Cap sheet built-up roofing

Number of Layers: Not determined -

Estimated Age of Covering: Fifteen to twenty years

Roof Drainage System: Internal drains

Method of Inspection: Inspected from the roof surfacethe inspector walked upon the roof and

examined it from above

Penetrations Sealed With: Sheet metal

OBSERVATIONS & RECOMMENDATIONSMembrane/Built-Up Roofing

The roof had been patched. The patching has weathered, necessitating repair. These areas should berepaired by a licensed roofing contractor.


Gutters

The dwelling had no system for collection of roof runoff. Gutters would be beneficial, given the nature of surface

drainage patterns and soil conditions at this site. We recommend installation of a complete system of gutters and

downspouts in conformance with current industry standards.

Flashings

The accessible flashings were in acceptable condition. However, all flashings should be periodically examined for

signs of leakage, and repairs should be performed if necessary.

Chimney

The chimney was in acceptable condition, however the spark arrestor was not removed for an examination of the

interior of the chimney.

General Commentary on the Roof

The roof covering was in satisfactory condition, with exceptions noted above. Attention to these items, together

with routine maintenance should maximize its useful life.

Our comments do not constitute a warranty that the roof is free of leaks, or will remain free of leaks.

Attic

Attic Access Entry Information

The low slope roof design of this building did not provide any accessible attic or roof space. The roof structure

and related components could not be inspected.


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Carport Roofing SurfaceDESCRIPTIVE INFORMATION

Slope, or Pitch, of the Roof: Medium

Roof Covering Material: Asphalt-Composition shingles

Estimated Age of Covering: Five to ten years


Composition Shingles

Uneven shingles were observed on this roof that indicated that a non-professional did the installation. Although

not installed strictly according to accepted standards, it was the inspectors opinion that the roof was in acceptable

condition.

Branches from trees near the carport were overhanging the roof, and debris from the trees had accumulated on the

roof and was obstructing the free flow of roof runoff. Nearby trees should be trimmed to avoid damage to the roof

surface and obstruction of roof runoff.

Gutters

Some or all of the raingutters are do it yourself gutters, which are prone to leakage and failure. We recommend

installing contractor-grade gutters.

General Commentary on the Roof

Our comments do not constitute a warranty that the roof is free of leaks, or will remain free of leaks.


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Plumbing System


Domestic Water Source: Municipal/Community supply

Main Supply Line Material: Galvanized steel, where visible

Supply Piping Material: A combination of older galvanized steel and newer copper pipe, where

visible

Water Pressure: At the mid-range of normal

Waste Disposal: Municipal/Community collection system

D,W,V Pipe Material: Cast iron Galvanized steel pipe with Durham fittings


Water Shut Off Valve Condition

The main water supply shut-off valve was located, but testing the operation of this valve is not within the scope ofa home inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.

Main Water Supply Piping

No surface corrosion or leakage was visible at the exposed and accessible portions of the main water supply

piping.

Interior Water Supply Piping

The visible portions of the exposed and accessible supply piping generally were in acceptable condition.

Some of the interior supply and/or waste piping may be installed below the concrete foundation slab, rendering itinaccessible for inspection. No adverse conditions were observed, however we recommend periodic inspection

and leak testing. Symptoms of leakage may not be visible, but may include high water or gas bills, warm spots in

the floor, or a running water noise when all visible water fixtures are turned off.

Evidence of corrosion or deterioration of the galvanized supply piping was observed during this inspection, and

rust was observed in the water when the faucets were operated.

Rust is often present in an older system of this type and age. One can easily observe that rust has been

accumulating in the lines and, over time, flow may become restricted because of mineral and corrosion deposits.

Over time, mineral and corrosion deposits build up and gradually reduce the flow of water through galvanized

steel pipe. Replacement of all remaining galvanized steel supply lines may eventually become necessary as a part

of an ongoing program of maintenance and upgrading.

Sewer Cleanout Locations

A cleanout for the dwelling sewer system was located in the garage.

Drain & Waste Lines

The visible drain & waste piping was in acceptable condition.

A sewer lateral test is not within the scope of a Home Inspection. Testing or video inspection of sewer laterals is

available but requires the services of competent, licensed specialists. Due to the age of the structure, a video

inspection is recommended.

Vent Lines

The visible portions of the vent piping for the dwelling were generally in acceptable condition, with exceptions

noted.


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One or more plastic vent pipes on the roof were in need of painting to prevent sun damage. Werecommend painting with latex or other paint approved for this application.


Gas Piping

The gas piping was in acceptable condition. No evidence of leakage was detected at any of the exposed gas

piping. Pressure testing may reveal leaks, but this procedure would be considered beyond the scope of a homeinspection.

Gas Meter Installation

A meter wrench could not be located in the vicinity of the gas meter as recommended in areas subject to seismic

activity. A proper wrench should be chained to the meter to provide a convenient means for shutoff in an

emergency. The valve can be turned 90 degrees in either direction to shut the gas supply off.

Gas Meter Seismic Valve

The meter was not equipped with an automatic seismic shutoff valve. As an upgrade, we recommend contacting a

plumbing contractor or a technician familiar with these valves to install a seismic shutoff valve to help prevent gas

leakage in the event of an earthquake.

General Comments About The Plumbing SystemThe plumbing system was in satisfactory condition and was functioning as designed and intended.

Because of the possibility that operating angle stops that have not been exercised for some time may cause them to

leak, home inspectors do not operate them during a standard home inspection. We recommend that before anyone

operates angle stops that have not been operated within the past six months, adequate preparations be made to deal

with water leaks of any magnitude.

Some of the plumbing fixtures and drain traps were old. The need for repair or replacement of these fixtures

should be anticipated in the near future.


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Water Heater


Water Heater Location: In the laundry area In a living room closet

Energy Source: Natural Gas for each unit

Storage Capacities: 40 Gallons 30 Gallons

Water Heater Ages: Eight years, from Serial Number 25 years, from Serial Number

Water Heater Configuration: Free standing tanks

Vessel Insulation: Manufactured with insulation


Water Connections

The cold water inlet and hot water outlet connections were properly installed and in acceptable condition.

Seismic Restraint For The Water Heater

The water heater tank in the laundry area had been properly secured. This will help prevent water heatermovement and possible gas leakage, limit damage and provide a source of usable domestic water in the event of a

major earthquake.

The seismic restraint for the water heater tank in the living room closet did not have back-blocking. Itshould be upgraded to meet current industry standards. A proper upgrade should help limit damage andprovide a source of usable domestic water in the event of a major earthquake.


Temperature and Pressure Relief Valve

Each water heater installation included a temperature and pressure relief valve. This device is an important safety

feature and should not be altered or tampered with. No adverse conditions were observed.

Water Heater Gas Supply

The gas supply piping for each heater included a 90-degree shutoff valve in the vicinity of the heater for service

personnel and emergency use. The valves were not operated, but this age and style of valve is normally found to

be operable by hand and generally trouble free.

Water Heater Combustion Air Supply

Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An

adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital fortheir safe operation. The combustion air supply for these water heaters was adequate.

Water Heater Ignition System

The pilot lights were controlled by a thermocouple, which ensures that the pilot gas valve will close, if the pilot

light is extinguished. These systems were in acceptable condition.The Water Heater Venting System

The vent on each water heater was properly installed and was in acceptable condition.

General Comments About The Water Heater

This water heater in the laundry area was in the middle of its anticipated service life and was operating

satisfactorily. With routine maintenance, it should be reliable for several more years.

This water heater in the living room closet was near the end of its expected service life and the need for

replacement should be expected within the next few years.


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Electrical System


Service Entry Type: Overhead drop

Service Voltage Supplied: 120-240

System Amperage Capacity: 200

Based Upon: The rated capacity of the main distribution panel

System Grounding Source: Driven rod at the exterior, near the electric meter

Circuit Protection: Circuit breakers

Conductor Material: Copper, exclusively

Wiring Type: Non-metallic sheathed cable (Romex)


Electrical Service Drop The Overhead Electrical SupplyThe service drop was in acceptable condition.

Electrical Service Capacity How Much Power Can We Draw?

The service capacity was normal for a dwelling of this size and age, and was adequate for the existing demand and

small additional loads.

The Main Distribution Panel

The main distribution panel was in acceptable condition with circuitry generally installed and protected in an

acceptable manner.

Service Grounding

The system and equipment grounding were acceptable.

Branch Circuitry

Accessible branch circuitry was examined and was in acceptable condition, with exceptions noted.

Exposed wiring was observed in the water heater closet. Even if the individual conductors are insulated,wiring should not be exposed. All exposed wiring should be repaired or replaced by a licensed electrician.


Receptacles; Overall

Based upon the inspection of a representative number, the receptacles were generally properly grounded and in

acceptable condition, with exceptions noted.

Several receptacles were the three-prong type and were not grounded to current standards. We

recommend testing of all receptacles by a licensed electrician and providing a proper ground for all of thethree-prong receptacles or exchanging each one for an un-grounded two-prong device or GFCI receptacleas appropriate.


Several of the receptacles were missing cover plates, which presented a safety hazard, particularly forsmall children. The missing cover plates should be replaced to reduce this hazard. Each receptacleshould be fitted with a proper cover plate.



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One receptacle on the right side of the exterior was loose. We recommend further investigation andrepair, as appropriate, by a competent, licensed electrician.


Switches; Overall

A representative number of switches were operated and were in acceptable condition.

Lights: Overall

The light fixtures in this dwelling were generally operational and in acceptable condition.

Testing of motion-sensing lighting fixtures and switches is beyond the scope of this inspection. We recommend

testing at night, when the light(s) should be active.

General Comments On The Electrical System

The electrical system was generally in acceptable condition, with only a few instances of needed repair or

correction observed. See notes above for specific comments. A competent, licensed electrician should examine

those portions of the system specified as deficient in this Report, and repair, augment or modify them to insure that

the entire system is safe and dependable.

Review of any low voltage electrical devices and their associated wiring, including, telephone, TV antenna, stereo

systems, fire and burglar alarm, intercom, yard lighting, landscape water (sprinkler) timers or other water features,is not within the scope of a home inspection. We recommend consultation with the appropriate service technician

for full evaluation of the operating condition of these devices. Loose low voltage wiring is not normally

considered a safety hazard, but is subject to damage during routine maintenance, inspections and repairs. We

exercise great care not to disturb loose wiring during our inspections. As an upgrade, securing all loose wiring to

framing will minimize future problems.


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Heating Systems


Wall Heater Locations: In the living room and in the hallway

Heating Fuel: Natural Gas for each unit

BTU Input Ratings: 35,000 for each unit

Heating Plant Ages: Age from Data Plates 27 years for the Living Room unit and 13 years for the

hallway unit


Wall Heaters

Wall heaters operate by heating a stream of air moving through the unit by gravity or convection. There usually

is no blower. Important elements include the heat exchanger, exhaust venting, controls, and clearances from

combustible materials.One or more wall heaters provided heat in this dwelling. The interior doors should be kept open to facilitate heat

distribution.

Most of the interior and exterior of the heat exchangers was not accessible for inspection. However, based on

limited visual observations, including the flame characteristics during operation, and other indicators, it was our

opinion that the heat exchangers were in acceptable condition.

The furnaces emitted noises as they warmed, indicating warping and stresses in the heat exchangers. No other

indications of problems were evident, but we still would recommend annual inspections. The need forreplacement should be anticipated.

Fuel Supply

The gas supply piping installations included a 90-degree shutoff valve in the vicinity of each heating plant for

service personnel and emergency use. These valves were not operated, but this age and style of valve is normallyfound to be operable by hand and generally trouble free.

The gas connectors were approved flexible types in acceptable condition.

Combustion Air

Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An

adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital for

their safe operation. Years ago, the air could come from inside or outside the building, however, more recent

standards prefer for combustion air to come from the outside, only. The combustion air supply for each furnace

was adequate.

Ignition and Controls

The standing pilots were controlled by thermocouples, which ensured that the pilot gas valves would close if thepilot light was extinguished. These systems were in acceptable condition.

Exhaust Venting System

The heating system vent systems were not visible and were not inspected.

System Controls

Operation of the user controls on the thermostats caused the units to respond.


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General Comments About The Heating System

The heating system in the hallway was in the middle of its expected service life. It responded to normal operating

controls and with routine maintenance should be reliable for a number of years.

The heating system in the living room was near the end of its expected service life. Although it responded to

normal operating controls, the need for replacement should be expected within the next few years.

Energy Conservation FeaturesAll of the glass in the doors in this dwelling was double-pane or insulated glass.

All of the windows in this dwelling were glazed with double-pane or insulated glass units.

The thermostats in this dwelling were not programmable set-back type devices.

Attic Insulation Conditions

The attic insulation was not visible, thus it could not be inspected.

Wall Insulation Conditions

Insulation had been retrofitted into the wall cavities through the finished exterior. The holes made to allow for this

installation had been patched and were in satisfactory condition. However, the exterior should be periodically

checked for signs of cracking around these holes, and repaired if necessary to help prevent moisture penetration

into the occupied interior.

Floor Insulation Conditions

It is likely that there was no insulation installed below the foundation slab in this home. This is a common

condition in houses built on slab foundations.

General Comments on Energy Conservation Features

We found this dwelling to be partially insulated and moderately energy efficient. Carefully planned upgrading

could further reduce heat loss, cold air infiltration and increase overall energy efficiency.


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Interior Components


Number of Bedrooms: Four

Number of Bathrooms: Two

Window Glazing: Double pane (Insulated)

Wall Finish: Gypsum wallboard, commonly called Drywall

Ceiling Finish: A combination of gypsum wallboard, commonly called Drywall, and

decorative wood

Floor Covering: Carpet Laminate flooring


Floors

The floors had a good appearance and were in acceptable condition.The floors were noticeably sloped in several areas. This may be the result of support system settlement or supportsystem modifications, and is prevalent in older homes of this type and construction. Measurement and evaluation

of floor slope and/or settlement is beyond the scope of a home inspection. If further information regarding floor

sloping is desired, we recommend consultation with a licensed General Contractor and/or Registered Structural

Engineer.

Interior Walls

The interior walls were generally in acceptable condition.

Minor wall cracks and/or blemishes were observed in several areas. This type of cracking is common and does not

indicate a structural deficiency. These cracks and blemishes can be patched with a resilient material, then prepared

and finished in the course of routine maintenance.

Ceilings

The ceilings were generally in acceptable condition.

Doors

The doors were properly installed and in acceptable condition.

Windows

All of the windows were functional and in acceptable condition.

While we thoroughly inspect all accessible double pane window and door glass for evidence of failed double pane

window seals (fogged lenses) we can not warrant that our inspection identified allfailed double pane window seals

in the home. The symptoms of some failed thermal seals may be visible under certain weather conditions but

probably will not be visible under others. Since, during this inspection we could not possibly have experienced all

possible weather conditions, we may not have been able to detect allfailed thermal seals.

The Fireplace

Components shared by most types of fireplaces include the interior, exterior and a fire burning area. Individual

fireplaces may have a foundation, flue, firebox, mantel, hearth, and damper, smoke shelf, lintel, cap, wash, gas log

and/or gas log lighter. Accessible fireplace components are visually inspected for signs of significant malfunction,

excessive or unusual wear and general state of repair. However, portions of a standard fireplace configuration are

always, by their nature and location, inaccessible for a home inspection.


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The wood-burning fireplace was not operated during the inspection (the lighting of fires is not a recognized part ofa standard home inspection). However, it appeared to be capable of functioning as designed and intended. Thus, it

was judged to be in acceptable condition.

The firebox in the fireplace exhibited minor cracking or distortion. This is a normal sign of aging. We

recommend monitoring of its condition. If further deterioration takes place, appropriate repairs should be made.

The screens on the fireplace did not operate correctly. We recommend repair or replacement to restoretheir intended function.


Smoke Alarms (Smoke Detectors)

Smoke detectors were missing from several areas where they are now required by current industry standards. We

recommend installing proper smoke detectors in all locations where required by present standards and local

custom. This includes in each bedroom, in the hallway or other room leading to each bedroom, and one on each

floor level.

All six of the smoke detectors failed to respond when their test buttons were pushed. The units should berepaired or replaced.


We strongly recommend monthly testing of all smoke detectors, replacing backup batteries annually, and replacing

the detectors themselves according to the manufacturers replacement recommendations (usually every 6 to 10

years), or immediately if the detectors are not known to be within their recommended age range. The

replacement detectors should be the Photovoltaic type, not the more common Ionization type, as these

have been shown to be the safer design.

Carbon Monoxide Detector(s)

The heating plant in this home was gas fired. We recommend the installation of one or more UnderwritersLaboratory Listed Carbon Monoxide detectors in appropriate locations to monitor the indoor air.


We strongly recommend monthly testing of all carbon monoxide detectors, replacing batteries according to the

manufacturers recommendations, and replacing the detectors themselves according to the manufacturers

replacement recommendations (usually every 5 to 7 years), or immediately if the detectors are not known to be

within their recommended age range.

Master Bedroom Bath

Washbasin

The washbasin was properly installed. When operated, it was fully functional and in acceptable condition.

Bathtub

The bathtub was in acceptable condition.

Shower and Shower Surround

The shower walls were functioning as intended and were in acceptable condition.

Glass Shower Enclosure

The glass shower enclosure was safety labeled and was in acceptable condition.

Toilet

The toilet was made of vitreous china, with a porcelain finish. The toilet was flushed and functioned properly.


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Bathroom Ventilation

A ceiling vent fan provided ventilation for this bathroom. The fan was operated and was in acceptable condition.

Cabinets & Countertops

The cabinets were in acceptable condition.


The finished surfaces, hardware, windows, and doors associated with this area were found to be generally inacceptable condition at the time of the inspection.

Hall Bath

Washbasin

The washbasin was properly installed. When operated, it was fully functional and in acceptable condition.

Bathtub

The bathtub was in acceptable condition.

Shower and Shower Surround

The shower walls were functioning as intended and were in acceptable condition.

Glass Shower Enclosure

The glass shower enclosure was safety labeled and was in acceptable condition, with the following exception.

The glass shower door(s) were not adjusted properly for ease of operation and safety. We recommend adjustment,

repair or replacement of the glass door assembly.

Toilet

The toilet was made of vitreous china, with a porcelain finish. The toilet was flushed and functioned properly.

Bathroom Ventilation

A ceiling vent fan provided ventilation for this bathroom. The fan was operated and was in acceptable condition.




Features associated with this area were found to be generally in acceptable condition at the time of the inspection.

However, some were in need of routine maintenance as noted above.

Laundry Area

Clothes Washer and Dryer

The utility connections for both the clothes washer and clothes dryer were properly installed and in acceptable

condition. There were no appliances in place at the time of this inspection.

240-volt electricity was the only heat source provided for a dryer installed in this location.

The receptacle intended to supply 240-volt electricity for the clothes dryer was an older configuration 3-prong

type. The Client should be aware that all clothes dryers manufactured since the year 2003 have been equipped

with 4-wire cords terminated in a modern 4-prong connector. This means that when appliance companies

eventually stop offering the old-style plugs as an option on new appliances, the present receptacle will have to be

replaced with a new 4-prong device before a newer clothes dryer can be operated in this location.

Upgrading to current standards is recommended as the 4-wire plug will provide a higher level of electrical

safety.


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Dryer Vent

Those portions of the vent for the clothes dryer which were visible were properly installed and in acceptable

condition. We Strongly recommend having the dryer vent duct checked for debris accumulation by a qualified

professional annually to help prevent unsafe heat buildup and possible fire hazards.

Laundry Room Ventilation

There was no ventilation fan to serve the laundry area, however industry standards at the time this dwelling was

built probably did not require that one be installed. Installation of a vent fan would be optional, althoughconvenient.


The finished surfaces, hardware, windows, and doors associated with this area were found to be generally in

acceptable condition at the time of the inspection.

Kitchen

The heat source used for cooking was natural gas.

The Sink

When the sink was operated, it was fully functional and in acceptable condition.

The Dishwasher Drain SeparationThe dishwasher drain lacked an adequate mechanical separation, as required by present standards andnecessary to prevent mixture of supply and wastewater. An approved standpipe, high loop or air-gapdevice should be installed.




Appliances in General

All standard appliances were tested using normal operating controls and were found to be in satisfactory working

condition. Non-standard or non built-in appliances such as refrigerators, coffee makers, warming trays, wine

storage units, food processors etc. are not included in this inspection report.

Ascertaining the accuracy and function of clocks, timers, temperature controls and the self-cleaning function of

ovens are all beyond the scope of a home inspection and would best be done by a competent appliance repair

technician.

Range

The range was not securely attached to the floor to help prevent tip-over should a child climb on the opendoor. It should be attached according to the manufacturers installation instructions.


Kitchen Exhaust

A range hood installed over the cooking surface and venting to the exterior, provided kitchen exhaust. The systemwas functioning as intended and was in satisfactory condition, with the following exception(s).

The kitchen exhaust vent pipe had no cover. We recommend that a cover be installed to keep combustiblematerials away from the pipe and to protect any electrical wiring which may be inside the enclosure.


Flex ducting is not permitted for kitchen exhaust fans as it can be a fire hazard. We recommendreplacement of this ducting with an approved material.



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The vent pipe for the kitchen exhaust fan was undersized for the existing blower. We recommendinstalling a properly sized exhaust system conforming to the existing blower manufacturersspecifications and standard trade practice.



Features associated with this area were in need of repair as noted above.

General Comments About the Interior

In addition to any specific rooms noted, we inspected all rooms generally considered to be habitable space. These

usually include the living room, dining room, family room, den, bedrooms, utility room, etc., in addition to thekitchen, bathroom, laundry area and garage, as applicable.

The interior surfaces, hardware, fixtures, doors and windows were properly installed and generally in acceptable

condition with exceptions noted.

As with any recently refinished and freshly painted surface, conditions may be present that were not readily

apparent at the time of our inspection. We do not suggest or represent that this inspection will identify all suchconditions.

13-05-59tf - i - 40468 citrus drive, fremont, ca

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