REPInspections Website: http://www.repi.vpweb.com Email: coordinator@topproducer.com Phone: (800) 262-4001 Whittier CA 90602-1383 Inspector: Edward Rodriguez, RHI Certified Home Inspector and member of HIF# HI01012 & Certified member of InterNACHI #NACHI11012201

   

Property Inspection Report
Client(s):	Prospect Buyer(s)
Property address:	15284 Canon Ln Chino Hills CA 91709-5233
Inspection date:	3/14/2011

This report published on Monday, March 14, 2011 8:47:50 PM PDT

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Dear customer:

Thank you for choosing REPInspections to perform the following inspection on the property you wish to purchase.
This report is the exclusive property of REPInspection and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

All findings should be made to REPInspections.

This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.

We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.

While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.

If you have any questions regarding this report, please feel free to call us.

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

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

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2) Minor cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.

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3) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. 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. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

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Photo 26	Photo 3   Recommend installing splash blocks.

4) One or more soffit vent screens are blocked by paint, stucco, insulation or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase the moisture content in the attic. Repairs should be made as necessary, such as cleaning paint from screens, replacing screens, and/or moving insulation so vents are unobstructed.

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5) Gaps exist at one or more openings around the exterior, 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) 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. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

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7) 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.

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8) Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

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9) 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

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10) The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

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11) The vehicle door is difficult or unable to open or close. Vehicle doors should open and close smoothly and easily. A qualified contractor should evaluate and make repairs as necessary.

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12) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.

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13) Serviceable and adequate Insulation.

Photo 65   Insulation depth: 12"	Photo 69
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14) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

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15) One or more screws are missing from the subpanel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

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Photo 82   View with the subpanel cover removed. (Wiring appears to be in serviceable condition)

16) Serviceable

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Photo 84   View with the main service panel cover removed. (Wiring appears to be in serviceable condition)

17) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.

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18) Water temperature (degrees Fahrenheit): 114.2F

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19) The last service date of these systems appear to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when they were last serviced. If unable to determine the last service date, or if these systems were serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service these systems, and make repairs if necessary. For safety reasons, and because these systems are fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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20) No drip leg is installed on one or more furnace or boiler gas supply lines. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices. (Note that depending on the quality of the gas being delivered in some municipalities, the installation of a drip leg or dirt leg may not be required by local officials.)

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21) The last service date of these systems appear to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when they were last serviced. If unable to determine the last service date, or if these systems were serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service these systems, and make repairs if necessary. This servicing should be performed annually in the future.

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22) Vegetation such as trees, shrubs and/or vines are too close to one or more outdoor condensing units. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.

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23) One or more waste pipe cleanouts have no cap installed. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should install a caps where missing.

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

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25)

Photo 100   Water pressure (psi)	Photo 98   Main water shut-off valve: North wall inside the garage.
Photo 101   Main water meter.	Photo 99   Main fuel shut-off.

26) Serviceable

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27) 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.

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28) All appliances appear to be serviceable.

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29) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.

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30) One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.

Photo 59   It appears there is a broken and/or jammed ground prong located in the receptacle. (Master bathroom)

Photo 60   (Master bathroom)

31) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

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32) Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

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33) Recommend cleaning and sealing grout in one or more showers now and in the future as necessary to prevent staining and to improve waterproofing.

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34) One or more toilets have no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary.

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35) Recommend cleaning and sealing grout in countertops located in the laundry room now and in the future as necessary to prevent staining and to improve waterproofing.

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