Inspector's email: saiedcoastalinspections@gmail.com
Phone: (949) 444-8033
Inspector's phone: (949) 294-4905
Inspector: Saied Pourzand
Summary
| Client(s): | Home Buyer |
| Property address: | 1234 Perfect Street Ocean, CA |
| Inspection date: | Wednesday, November 23, 2016 |
This report published on Wednesday, November 30, 2016 9:45:56 AM PST
This report is the exclusive property of Coastal Inspections 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:
 | 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 |
 | Future improvements | Recommended correction for future improvements |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Serviceable | Item or component is in serviceable condition |
 | Comment | For your information |
General information
1
- This structure is in an overall good condition with no deferred maintenance issues or concerns, except as noted in this report.
- This structure is in an overall good condition with no deferred maintenance issues or concerns, except as noted in this report.
Exterior
2
- Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should repair or replace stairs so they conform to standard building practices.
- Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should repair or replace stairs so they conform to standard building practices.
3
- One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. Install graspable handrails that a hand can completely encircle for support per standard building practices.
- One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. Install graspable handrails that a hand can completely encircle for support per standard building practices.
4
- Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
- Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
5
- Guard railing at patios do not have their top railing, which is a safety hazard. Install a top rail so there is no glass edge exposed as required by the Building Code.
- Guard railing at patios do not have their top railing, which is a safety hazard. Install a top rail so there is no glass edge exposed as required by the Building Code.
6
- Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
- Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
7
- Raised planter in the front yard can cause water intrusion into the structure, causing mold and mildew growth. Evaluate and monitor as necessary to prevent damage.
- Raised planter in the front yard can cause water intrusion into the structure, causing mold and mildew growth. Evaluate and monitor as necessary to prevent damage.
8
- Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains, causing water damage and mold and mildew growth. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
- Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains, causing water damage and mold and mildew growth. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
10
- This structure's exterior components are in good overall condition with no major maintenance concerns, except as noted in this report.
- This structure's exterior components are in good overall condition with no major maintenance concerns, except as noted in this report.
Garage
16
- The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
- The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
19
- The door separating the garage and the living spaces is in a good working condition. This is a fire rated partition that is meant to stop and slow the spread of fire from the garage to the living areas. This door has all the needed elements such as a self closing device, fully gasketed construction and a solid core material.
- The door separating the garage and the living spaces is in a good working condition. This is a fire rated partition that is meant to stop and slow the spread of fire from the garage to the living areas. This door has all the needed elements such as a self closing device, fully gasketed construction and a solid core material.
20
- Garage vehicle door is in a good condition displaying no signs of stress and or excessive wear. This garage door has all needed components such as sides and bottom weather stripping, and functioned correctly at the time of inspection.
- Garage vehicle door is in a good condition displaying no signs of stress and or excessive wear. This garage door has all needed components such as sides and bottom weather stripping, and functioned correctly at the time of inspection.
Attic
21
- Recessed "can" lights are installed in the ceiling below the attic. The inspector was unable to find a label or markings that indicated if these lights are designed to be in contact with insulation, and one or more lights are in contact with insulation. This is a possible fire hazard. Further evaluation should be performed, by a qualified contractor if necessary, to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights.
- Recessed "can" lights are installed in the ceiling below the attic. The inspector was unable to find a label or markings that indicated if these lights are designed to be in contact with insulation, and one or more lights are in contact with insulation. This is a possible fire hazard. Further evaluation should be performed, by a qualified contractor if necessary, to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights.
22
- No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
- No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Electric service
26
- Several of the replacement breakers in the main panel are different brands than the panel manufacturer. The manufacturer requires that in order for the panel to be safe and function properly that their brand of breaker is required to be installed. -- Even though these circuit breakers are "UL approved," they are not approved to be use in panels of a different manufacturer.
Replace non-matching breakers with breakers of the same brand as the panel manufacturer as necessary.
- Several of the replacement breakers in the main panel are different brands than the panel manufacturer. The manufacturer requires that in order for the panel to be safe and function properly that their brand of breaker is required to be installed. -- Even though these circuit breakers are "UL approved," they are not approved to be use in panels of a different manufacturer.Replace non-matching breakers with breakers of the same brand as the panel manufacturer as necessary.
27
- Labels for the breakers in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the labels as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
- Labels for the breakers in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the labels as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Water heater
31
- Water heater is in serviceable condition, providing adequate hot water when tested, and displaying all essential components such as appropriate seismic straps, and drain lines for it's pressure relief valve.
- Water heater is in serviceable condition, providing adequate hot water when tested, and displaying all essential components such as appropriate seismic straps, and drain lines for it's pressure relief valve.
Heating and cooling
33
- Air handler filter(s) should be replaced upon occupancy and should be checked monthly in the future and replaced as needed.
- Air handler filter(s) should be replaced upon occupancy and should be checked monthly in the future and replaced as needed.
35
- Filters in this heating unit is new and it seems that it has been replaced recently.
- Filters in this heating unit is new and it seems that it has been replaced recently.
36
- Condenser unit is equipped with an adequate electrical shut off switch.
- Condenser unit is equipped with an adequate electrical shut off switch.
37
- A/C reached below 54 f in cooling mode or approximately 18 degrees lower than the ambient (room) temperature
- A/C reached below 54 f in cooling mode or approximately 18 degrees lower than the ambient (room) temperature
38
- Heater reached over 100 f in heating mode
- Heater reached over 100 f in heating mode
39
- Furnace is in serviceable condition, providing adequate heat to the living areas when it's controls were operated.
- Furnace is in serviceable condition, providing adequate heat to the living areas when it's controls were operated.
40
- Condensing unit is in serviceable condition, providing needed thermal exchange to supply the living areas with cool air, when it's controls were operated.
- Condensing unit is in serviceable condition, providing needed thermal exchange to supply the living areas with cool air, when it's controls were operated.
Plumbing and laundry
41
- This laundry area is in an overall good condition with no signs of deferred maintenance, and its components in a functioning state, except the proximity of the existing Water Heater relative to possible location of a Washer could be problematic for the clear space for maintenance and operation of water Heater may not be optimal.
In addition, the client should be advised that either units could work in this layout with no needed modifications. However, the evaluation of the dryer's 240 volt electrical outlet is not within the scope of this inspection and the inspector can not verify current power or correct wiring of this outlet. Evaluate as necessary for proper functionality as necessary.
- This laundry area is in an overall good condition with no signs of deferred maintenance, and its components in a functioning state, except the proximity of the existing Water Heater relative to possible location of a Washer could be problematic for the clear space for maintenance and operation of water Heater may not be optimal. In addition, the client should be advised that either units could work in this layout with no needed modifications. However, the evaluation of the dryer's 240 volt electrical outlet is not within the scope of this inspection and the inspector can not verify current power or correct wiring of this outlet. Evaluate as necessary for proper functionality as necessary.
Fireplaces and chimneys
49
- There are no screen installed in this fireplace unit to catch flying ambers when wood is being burned. Flying ambers can burn into flooring causing damage or fire. Recommend installing retractable screens or glass panels to prevent risks of damage and fire to the structure.
- There are no screen installed in this fireplace unit to catch flying ambers when wood is being burned. Flying ambers can burn into flooring causing damage or fire. Recommend installing retractable screens or glass panels to prevent risks of damage and fire to the structure.
50
- Fireplace damper is hard to operate, but is operable. Recommend servicing the damper to function smoothly, allowing it to open and close with normal effort, and stay in either position securely.
- Fireplace damper is hard to operate, but is operable. Recommend servicing the damper to function smoothly, allowing it to open and close with normal effort, and stay in either position securely.
Kitchen
55
- One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
- One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
56
- A downdraft hood system is installed in this kitchen with no overhead range hood over the range or cooktop. Ventilation will be inadequate and moisture may accumulate indoors. Evaluate and consider replacing the downdraft system with an overhead unit if possible to adequately ventilate the range or cooktop to the outdoors.
- A downdraft hood system is installed in this kitchen with no overhead range hood over the range or cooktop. Ventilation will be inadequate and moisture may accumulate indoors. Evaluate and consider replacing the downdraft system with an overhead unit if possible to adequately ventilate the range or cooktop to the outdoors.
57
- The cook top was not operational.
- The cook top was not operational.
58
- This kitchen is in an overall good condition, with no signs of deferred maintenance issues or major concerns, except as noted in this report.
- This kitchen is in an overall good condition, with no signs of deferred maintenance issues or major concerns, except as noted in this report.
Bathrooms
59
- Slow draining sinks at powder room and master bathroom. A qualified plumbing contractor should evaluate and make repairs as necessary.
- Slow draining sinks at powder room and master bathroom. A qualified plumbing contractor should evaluate and make repairs as necessary.
60
- One or more Bath room faucets at master bathroom is hard to operate. The faucet knob does not turn. A qualified plumbing contractor should evaluate and make repairs as necessary.
- One or more Bath room faucets at master bathroom is hard to operate. The faucet knob does not turn. A qualified plumbing contractor should evaluate and make repairs as necessary.
61
- The Water Closet flush system at master bathroom did not flush. A qualified plumbing contractor should evaluate and make repairs as necessary.
- The Water Closet flush system at master bathroom did not flush. A qualified plumbing contractor should evaluate and make repairs as necessary.
62
- Bathrooms in this buildings are all in a good overall condition displaying proper plumbing connections, adequate ventilation, and necessary electrical components such as GFCI outlets close to the sink. There are no signs of deferred maintenance, excessive moisture, or other related issues of concern, except as noted in this report.
- Bathrooms in this buildings are all in a good overall condition displaying proper plumbing connections, adequate ventilation, and necessary electrical components such as GFCI outlets close to the sink. There are no signs of deferred maintenance, excessive moisture, or other related issues of concern, except as noted in this report.
Interior rooms
63
- One or more open ground, three-pronged electric receptacles were found. 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.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
- One or more open ground, three-pronged electric receptacles were found. 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. Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
- Computer hardware
- Refrigerators
- Freezers
- Air conditioners
- Clothes washers
- Clothes dryers
- Dishwashers
- Kitchen food waste disposers
- Information technology equipment
- Sump pumps
- Electrical aquarium equipment
- Hand-held motor-operated tools
- Stationary and fixed motor-operated tools
- Light industrial motor-operated tools
- Hedge clippers
- Lawn mowers
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
64
- A carbon monoxide detector is required on every floor of your home, including the basement. A detector should be located within 10 feet of each bedroom door and there should be one near or over any attached garage. Each detector should be replaced every five to six years.
Proper placement of a carbon monoxide (CO) detector is important. If you are installing only one carbon monoxide detector, the Consumer Product Safety Commission (CPSC) recommends it be located near the sleeping area, where it can wake you if you are asleep. Additional detectors on every level and in every bedroom of a home provides extra protection against carbon monoxide poisoning.
Homeowners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.
- A carbon monoxide detector is required on every floor of your home, including the basement. A detector should be located within 10 feet of each bedroom door and there should be one near or over any attached garage. Each detector should be replaced every five to six years.Proper placement of a carbon monoxide (CO) detector is important. If you are installing only one carbon monoxide detector, the Consumer Product Safety Commission (CPSC) recommends it be located near the sleeping area, where it can wake you if you are asleep. Additional detectors on every level and in every bedroom of a home provides extra protection against carbon monoxide poisoning.
Homeowners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.
65
- One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
- One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
66
- Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
- Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:http://www.cpsc.gov/cpscpub/pubs/5077.html
67
- This residence is equipped with all needed smoke detectors as required at all bedrooms, except at each hallways.
- This residence is equipped with all needed smoke detectors as required at all bedrooms, except at each hallways.
68
- Screen(s) in one or more windows or sliding doors are torn or have holes in them. Screens should be replaced where necessary.
- Screen(s) in one or more windows or sliding doors are torn or have holes in them. Screens should be replaced where necessary.
71
- Interior spaces in this building are in an overall good condition with no signs of deferred maintenance or other areas of concern, except as noted in this report.
- Interior spaces in this building are in an overall good condition with no signs of deferred maintenance or other areas of concern, except as noted in this report.