Apex Home Inspection

Website: http://www.reporthost.com/apex
Email: bryanhshin@yahoo.com
Phone: (323) 333-4175
FAX: (323) 856-3080

 

Apex Home Inspection
Client(s): Seraphine Wang and Emmanuel Noah.
Property address: 1676 S. Harvard Blvd.
Los Angeles, CA
Inspection date: 3/1/2010
This report published on Wednesday, March 03, 2010 7:03:40 PM PST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death (위험한 상태이니 조치가 í•„ìš” 한곳) 
Major DefectCorrection likely involves a significant expense ( 수리하는데 많은 비용이 요할수 있읠
Repair/ReplaceRecommend repairing or replacing ( 수리가 필요한 ê³³) 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 30110noh
Inspector: Bryan Shin/Certified Home Inspector
Present during inspection: Client, Property owner, Tenant, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: $250
Payment method: Cash
Type of building: Duplex, Multiplex
Age of building(s): Built 1922'
Occupied: Yes
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace
Foundation material: Poured in place concrete, Brick
Footing material: Masonry
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Condition of tile roof surface materials: Appeared serviceable
Roof surface material: Clay tile
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Trusses
Roof ventilation: Appears serviceable
Condition of roof surface material.: Appeared serviceable
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Condition of detached garage or carport structure: Required repair, replacement and/or evaluation (see comments below)
1) The detached garage or carport structure was deteriorated. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

Photo 19  
The 3 Car Garage is not serviceable and requires a great deal of repairs.

Photo 20  
The garage roof is completely damaged and need immediate repairs.

Photo 21  
The inside view of the garage, is in very bad shape and there are holes in the ceiling. It is very dangerous and requires immediate attention.
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Condition of smoke detectors: Appeared serviceable
2) One or more electric receptacles at the had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Photo 6  
The electrical outlets in the kitchen and bathroom are required to have GFCI receptacles. All outlets within 6 feet of a sink or water source must have GFCI systems.
3) One or more used at the building exterior were not safe for exterior use or wet locations due to the following conditions: . This is a potential safety hazard for fire or shock. A qualified electrician should evaluate and repair as necessary.

Photo 2  
The electric wire is no longer in use. The wire has been improperly cut and should be evaluated by a qualified electrician.
4)  

Photo 3  
The electrical box is in good condition ( input 200 Amp).
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Condition of fuel system: Appeared serviceable
5)  

Photo 4  
The earthquake safety valve is in good condition.
 
Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: General Electric
Model: geln0907vo1992
Location of water heater: inside
Condition of burners: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
6) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

Photo 5  
The water heater is inside the home. City safety code requires all water heaters inside to be installed 18 inch off the floor. Due to the use of natural gas and a possible leak, the pilot light needs to be far enough away from the gas (heavier than air) to prevent a explosion.

The Safety Valve(Temp-Pressure Valve) shown at the top of the water heater needs to have a drain pipe installed from the valve to 6 inches off the floor.

Photo 17  
The cover for the exhaust vent on the water heater has detached itself from the ceiling.
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
7)  

Photo 16  
The kitchen in the upstairs unit has a hole under sink wall.
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
8)  

Photo 12  
Some cabinets in the kitchen and bathroom need repair.
 
Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation.
Type of windows: Aluminum, Wood
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Drywall or plaster
Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
Ceiling type or covering: Drywall or plaster
Condition of ceilings: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Linoleum, Wood, Tile
Condition of flooring: Required repairs, replacement and/or evaluation.
9) Many, Wooden windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
10) Some interior doors were missing. A qualified person should repair or replace as necessary.

Photo 7  

Photo 9  
The closet door is missing.
11) Some interior door hardware, including locksets were missing. A qualified person should repair or replace as necessary.
12) Screens in many windows were not installed. All windows are required to have screens according to California law.
13)  

Photo 8  
The natural gas pipe in the upstairs master bedroom is exposed. The exposed pipe is a major safety code violation.

Photo 9  
The closet door is missing.

Photo 13  
The closet ceiling in the upstairs unit is unfinished.

Photo 15  

Photo 18  
The stairway leading from the backyard to the upstairs unit has many cracks in the wall.
14)  

Photo 10  
The smoke detector is attached to the damaged ceiling.

Photo 11  
The lamp cover is missing.
15)  

Photo 14  
A window that does not have a screen.
 

Photo 22  
The back yard.
 
Conclusion:

The building structure, foundation, and roofing were inspected visually and appear to have no major problems but cosmetic repairs are required.

The drains, hot water, and water flow were checked and are serviceable with no major problems.

The garage was inspected and has major damage inside and out. It is not serviceable and is potentially very dangerous.

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Thank you for using Apex Home Inspection Co. for your inspection needs.



Bryan Shin
Certified Home Inspector.