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Phone: (714) 673-8618
9121 Atlanta Ave Ste 822 
Huntington Beach CA 92646-6309
Inspector: Ken Knipe



Client(s):  John Smith Sample Report
Property address:  1212 Green Cir
Fountain Valley CA 92708-5101
Inspection date:  Monday, February 19, 2018

This report published on Friday, March 09, 2018 11:16:11 AM 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.

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
ServiceableItem or component is in serviceable condition
CommentFor your information
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

General Information
1 Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as water heater/furnace flue pipes, furnace plenums and ducting material, insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:

2 Evaluate - Confirm any additions or modifications made to this property have been made with the owner or past owners having attained the proper permits and inspections from the local municipality.

3 Comment - Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

4 Safety, Repair/Maintain - Cracks, settlement or metal plates resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. See sample picture(s) below.

5 Serviceable, Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, sidewalks or patios.

Exterior and Foundation
6 Repair/Replace, Damage - Minor wood rot, water damage, or possible termite damage was found at one or more fascia boards, rafter tails, and/or exposed beams. Recommend that a qualified contractor repair or replace as necessary. See sample picture(s) below.

7 Repair/Maintain, Maintain, Conducive conditions - The paint or stain finish in some areas was damaged or deteriorated by water. Moss growing on exterior wall surface. Clean and paint as necessary. See sample picture(s) below.

8 Maintain, Conducive conditions - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Swimming Pool
9 Safety, Repair/Replace, Evaluate - Bonding was missing at one or more pumps and/or heaters in or near the water. This is a safety hazard due to the risk of shock. Standard building practices require that all metal equipment around a pool or spa be bonded with a #8 bare copper wire. A qualified electrician should evaluate and repair as necessary. See sample picture(s) below.

10 Safety, Repair/Replace - Self-closing and latching devices on one or more gates used with pool or spa fencing were missing and/or inoperable. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:
See sample picture(s) below.

11 Safety, Evaluate - The alarm for one or more doors between the house and the pool and/or spa was missing. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm. Recommend contacting an alarm company to evaluate. For more information, visit:

12 Repair/Replace, Evaluate - The heater was inoperable. A qualified contractor should evaluate and repair as necessary. Gas valve was turned to the off position, Listing agent gave approval to turn on and test. See more comment(s) in the "Electrical" section of this report.

13 Repair/Replace - Minor cracks, settlement, heaving and/or deterioration were found in the decking. Recommend that a qualified person evaluate and repair as necessary. See sample picture(s) below.

14 Repair/Replace - Pool light was not operational at time of inspection.

15 Repair/Maintain, Conducive conditions - Some wood shakes or shingles were worn, split, possible termite damage. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a licensed roof tune up contractor repair as necessary. See sample picture(s) below.

16 Comment - Roof pictures.

Attic and Roof Structure
17 Repair/Maintain, Evaluate - Mouse droppings found in attic space. Call pest control for further evaluation and recommendations. See sample picture(s) below.

18 Comment - Attic pictures.

Garage / Carport / Shed
19 Safety, Repair/Replace - One or more gaps and/or holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. See sample picture(s) below.

20 Repair/Maintain, Comment - Cracks and deterioration noted in concrete slab are typical. Appears serviceable with wear and conditions consistent with the age of the structure and materials. Seal cracks as necessary.

21 Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the bathroom(s), garage and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a licensed electrical contractor evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:

22 Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. One or more electric receptacles (outlets) were incorrectly wired with an open neutral. One or more electric receptacles (outlets) appeared to have no power. Recommend that a licensed electrical contractor evaluate repair as necessary. See sample picture(s) below.

23 Safety, Evaluate - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to the National Fire Protection Association, aging smoke alarms do not operate as efficiently and often are the source for nuisance alarms. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.

24 Repair/Replace, Evaluate - One or more circuits tripped when the pool/spa heater, kitchen lighting and kitchen hood were turned on at the same time. Recommend that a licensed electrical contractor evaluate and repair or replace as necessary.

25 Repair/Maintain - Interior knockout missing inside electrical service panel. Recommend a licensed electrical contractor repair as necessary. See sample picture(s) below.

26 Evaluate - Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. One or more light fixtures were inoperable. If replacement bulbs are inoperable, then recommend that a licensed electrical contractor evaluate and repair or replace light fixtures as necessary. See sample picture(s) below.

27 Comment - Electric service panel and main disconnect.

Plumbing / Fuel Systems
28 Repair/Replace, Evaluate - Corrosion was found in some drain pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary. See sample picture(s) below.

29 Evaluate, Comment - The building was built in 1977, over twenty years old. The client may wish to contact a licensed plumbing contractor to scope the main waste line (sewer lateral).

30 Evaluate - Irrigation systems or sprinkler systems are excluded from this report.

31 Evaluate - If a water softener or a water filtration system is installed on the premises, these are specialty systems and are excluded from this inspection report.

32 Comment - The normal water pressure range for a home or condo is 40-80 PSI. Water pressure at the time of inspection was 76 psi.

33 Comment - The water main shut-off valve was located at the front of the house. Ball valve.

34 Comment - The gas meter and the shut-off valve were located on the south side of the house.

Water Heater
35 Comment - Water heater.

Heating, Ventilation and Air Condition (HVAC)
36 Repair/Replace - One or more air plenums or heating & cooling ducts have come apart, or had significant gaps at junctions. One or more heating or cooling ducts were crushed. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. See sample picture(s) below.

37 Repair/Maintain, Evaluate - Minor corrosion or deterioration found inside one or more of the furnace heating tubes. Recommend contacting a licensed HVAC contractor to evaluate and repair if necessary. See sample picture(s) below.

38 Repair/Maintain - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Minor damage noted on the AC condenser fins. Recommend that a qualified person repair as necessary. See sample picture(s) below.

Fireplaces, Stoves, Chimneys and Flues
39 Safety, Repair/Maintain - Missing damper clip at one or more gas burning fireplace(s). This is a safety hazard due to the possibility of exhaust gases entering the living space. Recommend install.

40 Repair/Maintain, Evaluate - One or more gas fireplaces or stoves did not respond to the gas control valve and was not fully evaluated as a result. Recommend further evaluation by a licensed plumbing contractor.

41 Repair/Maintain - One or more masonry chimney crowns showed signs of minor cracks. Recommend that a qualified contractor seal or repair crowns as necessary, and per standard building practices.

42 Repair/Maintain - Wall to chimney exterior transition sealant was damaged or deteriorated at one or more locations. See sample picture(s) below.

Bathrooms, Laundry and Sinks
43 Repair/Replace, Evaluate, Conducive conditions - The toilet at location(s) #C was loose where it attached to the floor. Leaks can occur. Sewer gases can enter living spaces. Recommend that a qualified contractor evaluate and repair as necessary.

44 Repair/Replace, Evaluate - Master bathtub drained slowly. Recommend a licensed plumbing contractor evaluate and repair as necessary.

45 Repair/Maintain, Conducive conditions - One or more sink drains were leaking at location(s) #A. Water found on the floor in the bar area, first floor. A licensed plumbing contractor should evaluate and repair as necessary. See sample picture(s) below.

Interior, Doors and Windows
46 Safety, Repair/Replace - One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side. See sample picture(s) below.

47 Safety, Evaluate - Installed to building standards at time of original construction. Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Built to code when the house was built. See sample picture(s) below.

48 Monitor, Comment - Retrofit windows or doors installed at the property. Monitor for signs of possible leaks. maintain exterior window sealant as necessary.