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(925) 954-5762 · (916) 245-0809
5050 Laguna Blvd, Ste. 112772 
Elk Grove, CA 95758 
Inspector: Howard Rosenberg
Creia # 0155077
Title picture


Client(s):  Client
Property address:  Any Town USA
Inspection date:  Wednesday, April 10, 2019

This report published on Monday, May 2, 2022 5:08:13 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. The summary provides a brief overview of the report, but is not encompassing, nor should be considered a substitute for reading the report in it's entirety. The entire inspection report, including the inspection Overview, Limitations and scope of inspection must be carefully read to fully assess the findings of the inspection. The client should only read the summary report after fully and completely reading the main body of the full report. This list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified by consulting an attorney or real estate agent. The following is an opinion report, reflecting the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entire system for additional concerns that may be outside our area of expertise or the scope of the inspection Before the lifting of contingency and the close of escrow.

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

General Information
1) Repair/Replace - Evidence of rodent activity was found in the form of feces and nests in the attic both garage and second floor access. Consult with the property owner about this concern. A qualified licensed rodent exclusion contractor should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Some guidelines are provided in these Center for Disease Control articles:
2) Comment - Some areas and items at this property are obscured by furniture. Obstructed areas and items often include but are not limited to: walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items or insulation. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems not noted during the inspection may be found.

Exterior and Foundation
3) Repair/Replace - Sections of siding are loose at the second story above the front door. Recommend that a qualified person repair, replace or install siding as necessary.
4) Repair/Replace - Moisture damage was found at sections of siding and trim generally located in the backyard and chimney. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope, missing or damaged flashing). Recommend that a qualified structural pest contractor evaluate the structure in its entirety. Make any necessary repairs per standard building practices. All rotten wood should be replaced.
5) Comment - The inspector was unable to verify that anchor bolts or hold downs were installed, connecting the structure to the foundation. Such devices can be obscured by finished wall surfaces, sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.

6) Repair/Maintain - Some concrete roof tiles were broken (backyard roof edge near chimney), missing (roof edge at exterior storage closet) and Lifting (roof to wall flashing above the front door). Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified roofer replace tiles or make repairs as necessary.

Attic and Roof Structure
7) Repair/Replace, Evaluate, Monitor - What appeared to be past water stains were visible on the roof structure in the attic above the garage at the backyard eave. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks and have a qualified roofing contractor evaluate and repair as necessary.

Garage or Carport
8) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism for the garage vehicle automatic opener is inoperable on the single car side. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
9) Safety, Repair/Maintain - The garage vehicle doors have automatic openers installed, and the manual lock mechanisms on the doors have not been permanently disabled. The automatic opener can be damaged, or injury can occur if the automatic door opener is operated with the manual lock engaged. A qualified person should disable or remove the lock mechanism per standard building practices.
10) Repair/Replace - Moisture damage was found in the exterior door jambs. Recommend that a qualified structural pest contractor evaluate and repair as necessary. All rotten wood should be replaced.

11) Safety, Repair/Replace - An electric receptacle (outlet) and/or the box in which it was installed is loose and/or not securely anchored located in the kitchen. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
12) Safety, Repair/Replace - An electric receptacle (outlet) at the exterior has no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)

For more information, visit:
13) Safety, Repair/Replace - A 3-slot receptacle (outlet) was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.
14) Minor Defect - The screw that attaches the cover or dead front to the main electrical panel is missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
15) Evaluate - A light fixture in the garage is inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Plumbing / Fuel Systems
16) Repair/Maintain, Evaluate - A sprinkler line is damaged in the back yard below the formal dining room window. Excess amounts of water are discharged during operation. Recommend having a qualified person repair per standard building practices.

Water Heater
17) Repair/Replace, Evaluate - Corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks can occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
18) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Heating, Ventilation and Air Condition (HVAC)
19) Safety, Repair/Replace - No guard was present at the whole house fan to prevent injury by coming in contact with the fan's blades and/or belt. This is a potential safety hazard. Recommend that a qualified person install a guard as necessary to prevent injury.
20) Repair/Maintain - The whole house fan installation was substandard due to missing fasteners. Currently the fan is sitting on a wood framed base and not fully installed. The fan can shit during operation causing damage. Recommend that a qualified contractor evaluate and repair per the manufacturer's specifications.

Fireplaces, Stoves, Chimneys and Flues
21) Safety, Repair/Maintain, Evaluate - A wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:

22) Repair/Replace, Evaluate - The exhaust duct is substandard and made from a non approved corrugated material. The duct serving a hood should have a smooth interior surface, be air tight and equipped with a backdraft damper. Ducts serving range hoods shall not terminate in an attic, crawl space or areas inside the building. Recommend having a qualified HVAC contractor evaluate and make repairs per standard building practices.

Bathrooms, Laundry and Sinks
23) Repair/Replace, Evaluate - The toilet in the downstairs hall bathroom is loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet for further evaluation and repair if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.
24) Repair/Replace - The master bathroom does not have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

Interior, Doors and Windows
25) Repair/Replace, Evaluate - Water stains or evidence of leaking were found in the living room windows. Stains are visible in the window seal and gaps noted in the windows frame. Recommend that a qualified window contractor evaluate all three windows and repair as necessary.
26) Repair/Replace, Evaluate - Latch mechanisms used to unlatch the windows for exterior cleaning are damaged. This can pose a safety risk since if these latches were to fail the windows can swing open causing damage. Recommend that a qualified window contractor repair latches as necessary.

Living room
Family room
Kitchen nook
Master bathroom above the toilet
27) Repair/Replace, Evaluate - Condensation or staining was visible between multi-pane glass in the upstairs back right spare bedroom window. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
28) Repair/Replace - multiple windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
29) Repair/Maintain - The sash-side spring mechanisms in the formal dining room window are broken, loose or disconnected. The window will not stay open as a result. Recommend that a qualified window contractor or service technician repair as necessary so windows open and close easily, and stay open without support.
30) Comment - Concrete slab floors were obscured by flooring and couldn't be fully evaluated.