1) The residential dwelling unit appeared to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:

• The building site condition, structural stability, drainage systems and insulation
• All exterior surfaces, materials and structure
• All roof surfaces, materials and structure
• All attic spaces
• The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
• All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
• All decks, patios, pools, spas, recreational areas/equipment
• All common areas on the property

Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.

2) The natural gas service was turned off. As a result, some appliances such as gas fireplace and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.

3) 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.

4) Screen(s) in one or more windows and sliding door are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

5) Light fixture appears to be inoperable. Recommend further evaluation by simply replacing bulb and/or consulting with the property owner(s). Repairs or replacement of the light fixture by a qualified electrician may be necessary.

6) Exterior Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only

9) Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

• An area 30 inches wide by 3 feet deep exists in front of the panel
• The panel is at least 5 1/2 feet above the floor
• There is at least 6 feet 6 inches of headroom in front of the panel
• The wall below the panel is clear to the floor

A qualified contractor and/or electrician should evaluate and make modifications as necessary.

10) One or more screws are missing from the sub panel cover and should be installed/replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician install/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.

11) The legend for overcurrent protection devices (breakers) in the sub panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

12) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3605550/

13) The buildings water heating system is a central system and is excluded from this inspection.

14) Insulation for the outside condensing unit's refrigerant lines is missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

15) Air handler filter should be checked monthly in the future and replaced as necessary.

16) The inspector was unable to determine the age of the air conditioning compressor and the heat pump. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.

18) One or more water supply shut off valves for washing machine leaks from their stem and/or base when turned on. A qualified plumber should evaluate and repair as necessary.

19) It appears that no vertical drain pipe is installed for the clothes washing machine. In order for the drain hose on your Top Load washer to function properly, the drain should be at least 30" up from the floor and less than 8 feet high. In order for the drain hose on your Front Load washer to function properly, the drain should be at least 24" up from the floor and less than 8 feet high. Recommend a qualified plumbing contractor to evaluate and make repairs necessary per current building standards.

20) The gas supply for gas fireplace was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. This appliance was not fully evaluated.
https://www.nachi.org/sop.htm#fireplace

21) Electric receptacle appears 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 have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

22) Cover plate is missing from receptacle under sink. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plate should be installed where missing.

23) Cabinet drawers make contact with cabinet door and can not be fully opened. A qualified contractor should evaluate and repair as necessary.

24) No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

25) Faucet is loose and should be repaired or replaced as necessary.

26) One or more shelving wall mounting brackets are missing screws and should be repaired by a qualified contractor if necessary.

28) One or more cabinets and/or countertops are not securely fastened. Plumbing leaks may occur due to movement. A qualified contractor should evaluate and repair as necessary.

29) Upstairs countertop is cracked and/or deteriorated in one or more areas. A qualified contractor should evaluate and repair or replace countertop as necessary.

30) Drawers are difficult to open and close in one or more cabinets. A qualified contractor should evaluate and repair as necessary.

31) Upstairs bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing.

32) One or more sink stopper mechanisms need adjustment or repair and should be made to open and close easily.

33) Caulk is missing around the base of bathtub spout and should be applied to prevent water intrusion and damage to wall structures.

34) Light fixture with fully exposed bulb is installed in upstairs closet. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet light as necessary and as per standard building practices.

35) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

36) Cover plate is missing from receptacle inside front room cabinet. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plate should be installed where missing.

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. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client(s) may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

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.cslb.ca.gov/Resources/GuidesAndPublications/AsbestosGuideForConsumers.pdf

38) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

39) Sliding closet door track is loose and/or not securely attached and doors do not operate easily. A qualified contractor should make repairs as needed.

40) Carpeting in one or more areas is soiled and/or stained. Recommend having carpeting professionally cleaned or replaced as necessary.