Summary

1) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

2) 1) One or more fences and gates were damaged or deteriorated and need repair.
2) Fungal rot was found at one or more sections of siding or trim, window frames, soffits, fascia, exposed beams and exterior wood areas . Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
3) Stains were found at one or more soffit boards, but no elevated moisture levels were found and the wood appeared to be in good condition. Based on the inspector's findings, these stains may be from past leaks. Monitor these areas in the future. If moisture is observed, recommend that a qualified contractor evaluate and repair as necessary.
4) Evidence of active/past infestation of termites was found at one or more areas at the property . Recommend the following:
Correct any conducive conditions for wood-destroying organisms mentioned in this report.
Consult with the property owner about any history of infestation.
Have a state-licensed pest control operator evaluate further and treat as necessary.

3) Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

4) The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

5) The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.

7) 1) Garage was in serviceable condition.
2) Vehicle garage door opened and closed manually.
3) Substandard wiring was found in the garage . For example, exposed wiring, loose wiring, unterminated wires, exposed splices, missing cover plates . This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
4) A sub electrical panel should be installed at the garage.
5) Connections for washer and dryer machines.

9) 1) Electric system in general should be re evaluated by a professional electrician and repair, replace and/or upgrade as necessary and per standard building
regulation.
2) Substandard wiring were found in the garage, exterior and interior of the house. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
3) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

10) One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.

11) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
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12) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.

14) 1) The water heater was in good working condition. There was hot water atthe kitchen and bathrooms.
2) The gas supply to the water heater used only rigid pipe. An approved flexible connector should be installed between appliances and rigid gas piping so the piping won't break loose during an earthquake. Recommend that a qualified contractor repair per standard building practices.
3) The flexible connector used to supply gas to the water heater was longer than 3 feet. Flexible connectors longer than 3 feet are prohibited for gas appliances that are not moveable. Recommend that a qualified contractor repair per standard building practices.

17) 1) The spark screen for the fireplace was missing . Recommend that a qualified person repair or replace as necessary.
2) One or more gaps were found between the fireplace face and the firebox. Heat from the firebox may penetrate these gaps to combustible materials in the wall structure. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary.
3) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

21) 1) At the time of the inspection, the interior of the house was in good and serviceable condition.
2) Walls and ceiling were fine. Floor was in good condition.
3) One or more closet doors were damaged . Recommend that a qualified person replace or repair doors as necessary.
4) One or more sliding closet doors were stuck or difficult to slide. Recommend that a qualified person adjust or repair as necessary.
5) Glass in one or more windows was broken. Recommend that a qualified contractor replace glass where necessary.
6) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.