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Phone: (949) 444-8033
Inspector's phone: (949) 291-7611
Monarch Beach, California
Inspector: Reza Limonadi AIA


Property Inspection Report

Client(s):  Mr. & Mrs. Buyers
Property address:  1234 Main Street
Any Town, California
Inspection date:  Thursday, May 13, 2010

This report published on Tuesday, April 29, 2014 9:34:01 AM PDT

Thank you for using Coastal Home Inspections for your inspection needs. I appreciate your business.

The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones (although these will be noted when observed as a courtesy). The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection and any items listed under the Visual Obstructions and Exclusions section should be investigated or evaluated before you purchase the home. I recommend that any needed repairs be made by a licensed, qualified contractor.

Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.

Best Wishes,

Reza Limonadi AIA
Registered California Architect, Licensed General Contractor, Certified Building Inspector
Coastal Home Inspections
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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeFuture improvementsRecommended correction for future improvements
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Crawl space
Interior rooms

General information
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Inspector's name: Reza Limonadi AIA
Structures inspected: Single Family Detached
Age of building: 100 Yrs.
Inspection Fee: $
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Foundation type: Crawlspace
1) The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
2) 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:

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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Glass panel
3) One exterior ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. This outlet is also showing an open ground.
Photo 3-1

4) Inspector has concerns in regards to the exterior deck framing. There is no beam in view, and all framing is done with joists, resting on other joists. A qualified contractor should review the framing and correct before damage is done due to incorrect framing.
Photo 4-1

5) Deck railing / bench is framed incorrectly. It is not a railing due to low height and it does not qualify as a bench, since it is not capable of supporting bodies. It is also loose at some areas. This scenario pose a fall hazard and should be corrected.
Photo 5-1

6) One small hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
Photo 6-1

7) Exterior deck and fence posts are in direct contact with the dirt. This will rot the post at a much faster rate than normal. Remove dirt from the base of all posts to eliminate this condition.
Photo 7-1
Deck posts with dirt around them.
Photo 7-2
Fence posts with dry rot.

8) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
Photo 8-1

9) There are numerous unscreened openings into the attic where the building wall meets the eave lines. These openings should be sealed to prevent entry of animals and insects into the attic and living space.
Photo 9-1

10) There is a gap under the exterior door to the laundry area. A correct threshold seal would prevent entry of insects and animals into the living space, and prevent energy loss.
Photo 10-1

11) Crawl space ventilation has a rip in the screen cover, under the deck. Fix all openings that allow animals to enter the crawl space.
Photo 11-1

12) One window is displaying termite damage on its frame.
Photo 12-1

13) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
Photo 13-1

14) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
Photo 14-1

15) Water shut off valve is the wrong type of valve. This is suitable for gas piping.
Photo 15-1

16) Some parts of the wood siding seems deteriorated in some areas. It appears to be refinished and painted, but should be monitored to prevent water and vermin intrusion.
Photo 16-1
Photo 16-2

17) Minor cracks were found in the driveway. 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.
18) There is a piece of fascia board that is missing on the eave. A cosmetic condition.
Photo 18-1
Photo 18-2

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Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 2-3 Yrs.
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
19) Composition tabbed shingles are installed on one or more roof sections (i.e. front of the house) with a slope less than 3/12 (three inches rise for every 12 inches run). Most shingle manufacturers won't warranty composition shingles if used on a roof with a slope less than 3/12. Thees areas need to be monitored for any leaks in the future.
Photo 19-1

20) On the garage roof where the garage meets the storage shed, comp roofing is tied with roll on roofing. This connection does not appears to be correct since comp roofing does not have the correct amount of overlap over the roll on roofing, and is just sealed.
Photo 20-1

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21) One or more garage electric receptacles appear to have no 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, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
22) Weatherstrip at the sides and/or bottom of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.
23) Remove vegitation from the rear of the garage exterior stucco finish. Vegitation close to the finish can bring unwanted moisture close to the building finish causing damage.
Photo 23-1

24) Garage appears to be under construction. It can not be fully evaluated at this time, since they are partially done with the work.
Photo 24-1

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Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill
25) Roof framing is not adequate per todays standards. Roof beams are extremely sub standard and ridge connection is a butt joint without a ridge board. It should be evaluated structurally and braced and corrected before it causes damage.
Photo 25-1
Small rafters, no ridge board, butt connections.
Photo 25-2

26) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

Electric service
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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main service switch: Side of the structure
System ground: Ground rod(s) in soil, Cold water supply pipes
Photo 27-1
Electrical panel in a serviceable condition.
Photo 27-2

Water heater
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Estimated age: 4 Yrs.
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Eco Defender
Model: U440T6FRN
28) The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.
Photo 28-1

29) Exhaust vent is not connected properly.
30) No drain line is 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.

Heating and cooling
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Estimated age: 2-3 Yrs.
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Natural Gas
Primary Air conditioning type: Split system
Distribution system: Flexible ducts

Plumbing and laundry
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Water pressure (psi): 88 Psi
Location of main fuel shut-off: Side of the structure
Water service: Public
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
31) Laundry sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Photo 31-1

32) Window glass in the laundry room is cracked.
33) Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

For more information visit:

Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Wood
Beam material: Solid wood, Built up wood
Floor structure above: Solid wood joists
Vapor barrier present: No
34) Framing in the crawel space supporting the entire structure is substandard per todays standard, and it is dangerously weak and inadequate in some areas. There are no straps, a few 2x posts, 6' high, and lots of deteriorated membrane that is supporting the structure. It is strongly recommended that the client hire a professional structural engineer or architect to verify and plan a correct re-building and support for the areas in question, before a major collaps.
Photo 34-1
No bracing
Photo 34-2
Inadequate new work is done not sufficiently.
Photo 34-3
Photo 34-4
Built up beam with dry rot.
Photo 34-5
Crib wall in a bad condition with deteriorated members.
Photo 34-6
Built up beam with dry rot.

35) Wooden support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
Photo 35-1
Narrow post, no strap, bad connection.

36) Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
37) There is a loose PVC drain pipe that appears to be disconnected from a cleanout with moisture present under it. This connection should be fixed to eliminate any moisture under the structure.
Photo 37-1

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38) Kitchen windows are screwed shut and can not be operated.

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39) Master bath sink has its faucets handles missing.

Interior rooms
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40) In the living room, there is an open ground, three-pronged electric receptacle. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
41) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
42) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
43) There are missing screens in some windows.
44) Some windows are painted shut and are inoperable.
45) Living Room window has one broken handle.
46) There is signs of light water damage to the wood flooring in the living room.
Photo 46-1

Photo X-1
Front patio post with filler. A cosmetic condition.
Photo X-2
Rear yard roofing with some extensions broken off. A cosmetic condition.
Photo X-3
Seal all openings that leads into the attic.
Photo X-4
Seal all stucco openings in between the windows, and the building finish.
Photo X-5
Dryer vent flap does not close all the way.
Photo X-6
Some decking are in need of getting tied down.

This inspection meets or exceeds the Standards of Practice for the InterNational Association of Certified Home Inspectors (NACHI). It is intended as a general guide to help you make an evaluation as to the overall condition of the home. It is not intended to place a value on the home nor make any representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance policy.

The report reflects the opinion of the inspector(s), based upon visual impressions of conditions that existed at the time of inspection. The inspection is not intended to be technically exhaustive or to imply that every component in the home was inspected. No disassembly of equipment, opening of walls, moving of furniture or stored items was performed or is allowed by state requirements. All components which were concealed or obscured from observation at the time of inspection (including those concealed by clutter and stored items) are necessarily excluded from the report. Unless noted otherwise the house exterior was inspected from the ground. Only a representative sampling of parts and components (windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are within the scope of this inspection. Unless noted otherwise roofs and roofing materials are inspected from the ground with binoculars, from the roof edge when possible or from windows overlooking the roof.

Environmental hazards are not within the scope of the inspection and are excluded from the report. Any hazards noticed while performing the building inspection will be listed in the "Possible Environmental Hazards" section for your convenience so you can have them further investigated by an expert. These hazards include but are not limited to radon gas, carbon monoxide, lead and lead paint, buried storage tanks, asbestos, vermiculite, urea formaldehyde, and mold. Also excluded from the report are heating system heat exchangers, pools, hot tubs, spas, fountains, exterior lighting, water wells, zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, greenhouses, and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Reinspections or additional testing is not included and will incur an additional fee if needed. No warranty or guaranty of the home or components is implied by Coastal Home Inspections.

This inspection report is not a compliance inspection for any government codes or regulations, nor as a property or land survey. The types of water supply (public supply or private well) and waste disposal (public sewer or private septic system) cannot be accurately determined by a home inspection and were not part of your home examination. I recommend you check with your local City or other source of building records / permits to verify your type of system before purchase.