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(925) 954-5762
PO Box 652 
Concord CA 94522-0652
Inspector: Howard Rosenberg
Creia # 0155077


Client(s):  Doe John, Jane
Property address:  123 Main st
Anytown, USA
Inspection date:  Thursday, March 26, 2015

This report published on Wednesday, October 17, 2018 10:19:05 PM PDT

Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
CommentFor your information

General Information
1) Comment - Many areas and items at this property were obscured by furniture, stored items and/or debris. This often includes but is 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. 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 that are 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 that were not noted during the inspection may be found.

2) Maintain - The soil or grading sloped down towards building perimeters. This can result in water accumulating around building foundations or underneath buildings. Recommend installing drainage basins or grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
3) Maintain - Wooden deck surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:

Exterior and Foundation
4) Comment - Firewood was stored so that it was in contact with the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings. For more information visit:

Crawl Space
5) Repair/Replace - Evidence of rodent infestation was found in the form of feces, urine stains, traps, poison, dead rodents and damaged insulation in the crawl space. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
6) Repair/Replace - Support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
7) Repair/Replace - Ventilation for the crawl space was substandard. There were too few vents. This can result in high levels of moisture in the crawl space. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.

8) Repair/Replace - Damage was found at multiple roof areas at fascia boards. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
9) Repair/Replace - Extensions such as splash blocks or drain pipes for the back yard downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
10) Repair/Replace - Penetrations in the roof were noticed without proper flashing's. This can lead to leaks in the attic. Recommend further evaluation and repair by a licensed qualified roofer.
11) Repair/Maintain - A roof flashing is lifting. Leaks can occur as a result. Recommend that a qualified person repair as necessary.
12) Maintain - Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:

Attic and Roof Structure
13) Repair/Replace, Evaluate - Sections of the roof structure appeared to have substandard ventilation, ridge vents were missing and/or there were too few vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials. High levels of moisture can also accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
14) Repair/Replace - One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.
15) Repair/Replace - An unsealed penetration was made in the attic to the exterior of the home, which ran an unidentified wire through it and across the roof. Recommend speaking to the current owner about the use of the wire and seal the penetration per standard building practices.
16) Evaluate - Some added bracing was installed in the form of 1x2 supports in certain areas of the attic. Recommend speaking with the current home owner as to the reason for these supports, and if necessary recommend a qualified licensed contractor evaluate further if necessary.

Garage or Carport
17) Safety, Repair/Replace - No photoelectric sensors were installed for the garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
18) Safety, Repair/Replace - Holes were found in the attached garage walls. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
19) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on the automatic opener for garage vehicle door is inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
20) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

21) Safety, Repair/Replace, Evaluate - An electric receptacle (outlet) at the first floor bathroom had no visible ground fault circuit interrupter (GFCI) protection. 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:
22) Safety, Repair/Replace - An electric receptacle (outlet) in the upstairs guest bedroom west wall is incorrectly wired with an open neutral. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary.
23) Safety, Repair/Maintain - A bushing is missing from where wires enter a hole in the sub panel located in the garage. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole. Recommend that a qualified electrician install bushings where missing.
24) Safety, Repair/Maintain - A cover plate for a receptacle (outlet) is missing, located on the mid level book case. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
25) Safety, Repair/Maintain - 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:

Plumbing / Fuel Systems
26) Repair/Maintain, Evaluate - Based on visible equipment this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
27) Evaluate - A fire suppression system is installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.

Water Heater
30) Safety, Repair/Maintain, Evaluate - The water heater burner flame was not blue in color and noisy. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.
31) Safety - The hot water temperature was 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. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
32) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near 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)
33) Safety - The safety switch on the furnace blower compartment was taped down. Tape should be removed to allow furnace to properly shut down when blower door is removed. Recommend a qualified person remove tape.
34) Repair/Maintain - The HVAC filter is located at the base of the furnace.
The filter size is:

20" x 25" x 5" Pleaded Filter.

This is a specialty filter and not common to most hardware stores. Try contacting an HVAC distributor or online for replacement options.

Fireplaces, Stoves, Chimneys and Flues
35) Safety, Repair/Replace, Evaluate - Cracks were found in the metal fireplace liner. Fireplaces with metal liners typically circulate indoor air behind the firebox and act as a "heatilator" where warmed air is blown or drawn back into the living area. When holes or cracks form in liners, smoke and combustion gases can enter the heatilator chamber and living spaces. This is a potential safety hazard. Recommend that a qualified specialist evaluate and repair if necessary.
36) Safety, Repair/Maintain, Evaluate - A wood-burning fireplace was found at the property. The fireplace 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:

37) Comment - The filters for the cooktop exhaust fan are missing. Recommend replacing filters as necessary.

Bathrooms, Laundry and Sinks
38) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
39) Repair/Replace - Vinyl flooring in the upstairs hall bathroom is damaged and curling. Water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary. Note that the underlayment and subfloor may found to be damaged when the flooring is removed.

Interior, Doors and Windows
40) Safety, Repair/Replace - Treads for the entry stairs are less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
41) Safety, Repair/Replace - Handrails at the front flight of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
42) Repair/Replace, Evaluate - Squeaking or creaking noises occur when walking on multiple sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:
43) Repair/Replace - A window that were designed to open and close located in the upstairs guest bedroom are difficult to open and close and show signs of a broken casing. Recommend that a qualified person repair windows as necessary so they open and close easily.
44) Comment - Multiple window screens are damaged and missing. These windows may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.