ALLISON CONSULTING GROUP

Website: http://apinspect.homecheck.com
Email: projman6@msn.com
Phone: (909) 973-9458
FAX: (909) 931-0878
Po Box 542 
Mt. Baldy, CA 91759
Inspector: Timothy Allison
NACHI #07121504

Summary Page

Property Inspection Report
Client(s):	J Rong
Property address:	6257 Friends Ave Whittier, CA
Inspection date:	Tuesday, August 04, 2009

This summary page published on 8/5/2009 8:57:38 AM PDT

The subject property is a 8 unit commercial apartment complex built approx. 1964, the over all condition of the structure(s) is sound. Cracks in concrete and plaster appear to be normal for the age of this structure, considering the seizmic zone and cursory inspection of other properties in the area showing like cracking.


*This report in no guarantees that this structure will withstand a large earthquake*

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

 

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:

The Center for Disease Control (http://www.cdc.gov)
2) Exterior:   - Fire caulking missing from pipe penetration. Recommend repair by licensed contractor.


*Overhead piping in garagr area*
3) Exterior: - Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
4) Exterior:   - Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. A qualified contractor should evaluate and repair or replace wall(s) as necessary.
5) Exterior:   - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
6) Exterior: - Water stains on concrete indicate ponding issue in this area of the garage. Recommend sealing joint and verticle wall and concrete slab junction.
7) Exterior: - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
8) Exterior: - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
9) Exterior:   - Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
10) Roof: - Nail protruding from underside of roof. This is a possible avenue for water intrusion. Recommend repair by livensed contractor.
11) Roof:   - Previous roof repairs noted.
12) Roof: - The coating on the flat roof has deteriorated and may result in a shortened service life. A qualified roofing contractor should apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
13) Electric service:   - One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
14) Electric service:   - Panel rating plate.
16) Water heater:   - Nomenclature plate for W/H.
17) Water heater:   - W/H plumbing properly installed.
18) Plumbing and laundry:   - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
19) Plumbing and laundry:   - Water supply shut offnorth side.
20) Plumbing and laundry:   - Natural gas shut off north side.
21) Plumbing and laundry:   - Natural gas pressure regulator.
22) Plumbing and laundry:   - Natural gas meters.
23) Crawl space:   - No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
24) Crawl space: - Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
25) Crawl space: - No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:

The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
26) Crawl space:   - Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
27) Crawl space:   - Post , peer, and cross bracing functional. Sewer drain has corrosion present.
28) Kitchen:   - One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
29) Kitchen:   - One or more faucet handles are loose or missing and should be repaired or replaced as necessary.

Replace kitchen faucet in Apt G.
30) Kitchen: - One or more sink drains leak.


Apt. E
31) Bathrooms: - One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
32) Bathrooms:   - One or more faucet handles are loose or missing and should be repaired or replaced as necessary.


Apt C.
33) Bathrooms:   - One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.


Apt A.

Apt H.
34) Bathrooms: - Rust and mildew present in tub. Caulking deteriorated. Recommend evaluation and repair by licensed contractor.
35) Bathrooms: - Improper sealingof hot and cold water valves. Valves not properly secured to framing behind wall. Recommend reapir by licensed contractor.
36) Bathrooms: - Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
37) Bathrooms: - Ceramic tile crack at window ledge.
38) Bathrooms:   - The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.
39) Interior rooms:   - Some ceiling areas in this structure have "popcorn" textured surfaces possibly installed prior to 1979. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client(s) may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
40) Interior rooms:   - Cracks in popcorn cieling coating common through out structure.
41) Interior rooms:   - Stain present at ceiling o living room. Previous repair noted, this appears to be a crrent problem. No evidence recent roof repair above area. Recommend repair by licensed contractor.
42) Interior rooms:   - Cracks noted at wall in bedroom. recommend repair by licensed contractor.
43) Interior rooms:   - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.