Coastal Home Inspections

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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:

	Safety	Poses a risk of injury or death
	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
	Serviceable	Item or component is in servicable condition
	Comment	For 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

1) 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. Evaluating for the presence of lead and/or asbestos is not included in this inspection.

2) This structure has most of its major components in a good serviceable condition and mostly it passed the inspection.

3) One small hornet, bee and/or wasp nests was found. These can pose a safety hazard. Nest(s) should be removed as necessary.

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4) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.

Photo 9   Barried downspout.

Photo 24   Dented down spout.

5) Seal pipe peneteration into the stucco finish, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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6) 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.

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7) Refinish, seal and maintaine exterior wood finishes around the structure.

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Photo 34   Refinish exposed wood.

Photo 32   Master Bedroom patio door.

8) There are some loose landscape bricks in the front yard planter that need to be reset.

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9) Side gate is showing some rusty spots, and should be refinished and sealed to prevent further damage.

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10) Master bedroom patio has a crack in its elastomeric flooring that needs to be resealed before causing damage.

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11) Wooden side fences are sitting directly on dirt and are covered with ivy on some sections. It is recommended that exterior wood be lifted away from dirt to protect against moisture and damage, and for ivy to be removed to prevent dryrot and insect infestation.

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12) 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.

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14) One or more roofing tiles are chipped and/or cracked. Tiles should be replaced as necessary.

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15) Roof is in a serviceable condition.

16) Because of the roof covering type, the inspector was unable to traverse the roof without damage and wasn't able to fully evaluate the entire roof.

17) 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.

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18) Garage side entrance door is showing signs of deterioration and should be repaired or replaced by a qualified contractor.

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19) Seal opening in the exhaust duct in the garage.

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20) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.

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

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24) A water heater is installed over finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

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25) Water heater is in a serviceable condition.

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26) Furnace and the condenser are both in a serviceable condition.

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Photo 38   Attic Furnace.

27) 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. Evaluating for the presence of lead in this structure is not included in this inspection.

28) This laundry is plumbed for gas and is wired for electrical dryer.

29) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

30) Both fireplaces are in a serviceable condition.

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31) 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. 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.

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32) The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

33) One of the Master Bathroom's ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

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34) Down stairs bathroom exhaust fans is very noisy . A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.

35) Close all openings into the drywall system to prevent entry of insects into the wall cavities.

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36) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

37) 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.

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

38) Some areas by the bar has been modified without modifying the flooring. A cosmetic condition.

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