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HomeMy WebLinkAboutInsp #11973Barry Stone Certified Building Inspector Certified Mechanical Inspector Licensed Contractor #394545 www.housedetec+ve.com   Email:  asktheinspector@charter.net   Inspec’on    Report   _________________   _________________   This report is copyrighted (805)  466-­‐7000  P.O.  Box  2050,  Atascadero,  CA  93423   546  Higuera  St.,  San  Luis  Obispo,  CA   Inspected for John Belsher, PB Properties Action Home Inspection Service Inspection #119 1 Property Inspection Report Property: 546 Higuera Street, San Luis Obispo, CA Client: John Belsher for PB Properties Date: March 12, 2014 The subject property is a two-story frame home with additions at the rear and sides of the building and a detached two-car garage . The dwelling, which is in dilapidated condition, is approximately 130 years old and is built on a substandard post-and-pier foundation system on a nearly level site. The property was inspected in accordance with the standards of practice of the California Real Estate Inspection Association (CREIA). These standards can be viewed online at www.CREIA.com. The inspection occurred from 8:45 am until 2:20 pm, during warm dry weather. The property was unoccupied at the time of the inspection, and the findings were reviewed afterward with Jenny Emrick. The buyer did not attend the inspection. For reference purposes in this report, any statements made in this report pertaining to left, right, front, or rear were determined by standing in front of the building and facing its main entrance. Interested parties are advised to read the entire inspection report and to call for a verbal review of the findings. Scope and Limitations of Inspection This inspection report describes the observable condition of the property on the date of the inspection, to current standards of the California Real Estate Inspection Association (CREIA). The report is intended to be used only as a general guide to provide clients with current, pertinent information in helping them to make an informed purchasing decision and is not intended to reflect the value of the property, or to make any representation as to the advisability of purchase. The report expresses the opinion of the inspector, based upon visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, removal or lifting of carpet, nor moving or evacuation of furniture, appliances, or stored items was performed. All components and conditions which by the nature of their location are concealed, camouflaged, or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the inspection include, but are not limited to: engineering evaluations involving structures, soil stability, or site drainage; pest infestation; recreational or playground equipment; concealed or underground systems or Action Home Inspection Service Inspection #119 2 components of any kind; septic systems, wells, storage tanks, water quality, or water quantity; zoning ordinances, building code conformity, building set-backs, or property lines; low voltage electrical systems or components, including but not limited to intercoms, security systems, communication systems, or heat sensors; cosmetic defects; environmental hazards including, but not limited to formaldehyde, lead paint, mold, asbestos, radon, toxic materials, or flammable materials. Any general comments about these systems and conditions are informational only and do not represent any aspect of this inspection. The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or its component parts. The report does not constitute any expressed or implied warranty of merchantability or fitness for use regarding the condition of the property, and it should not be relied upon as such. The inspector has no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales, repairs, replacements, modifications, or improvements. To the best of the inspector’s knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by mediation or arbitration, as set forth in the Inspection Agreement, unless the parties mutually agree otherwise. In the event of a claim, the client will allow the Inspector to inspect the conditions pertaining to the claim prior to any repairs or replacement or shall waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the claim, except in the case of an emergency. All repairs pursuant to the findings of this inspection should be performed by an appropriate professional in the appropriate trade using approved methods and materials. Where permits for such work are required, permits shall be obtained from the local building authority, and the completed work shall be inspected and approved by the local building authority. This is the best assurance that the repairs will be done correctly, for the protection of everyone involved. If the seller has accepted responsibility for any repairs, contractor documents should be provided as proof of completion. Notwithstanding possible statements to the contrary in the real estate transfer disclosure statement (CA D.R.E. Form TRS-14), this inspection is not a substitute disclosure as described by Civil Code 1102. This means that the Inspector is not responsible for any errors or omissions in the disclosure statement or any possible consequences of such errors or omissions. It is the clients’ sole responsibility to read this report in its entirely, not to rely upon any verbal comments, and to research any and all jurisdictional permits required by the local municipal authorities regarding the property in contract before the close of this transaction. The client is to personally perform a diligent visual inspection of the property after the seller vacates the premises to insure that no “condition” was concealed by personal property and/or stored items while the property was occupied and that no damages occurred during the seller’s evacuation of the property. Should any “condition” be revealed that was not addressed within this report, prior to or after the close of this transaction, please contact our office immediately for an additional evaluation of such “condition.” Action Home Inspection Service Inspection #119 3 Foundation & Support Components Slab Foundation: Garage only -- Appears intact Raised Foundation: Post and pier -- See findings below Anchor Bolts: Not applicable -- See findings below Access Location: Living room floor / Side of building -- See findings below Framing: Joists and beams on posts and piers -- See findings below Subfloor: Solid boards -- See findings below Ventilation: Appears inadequate -- See findings below Insulation: None (due to age of building) Vapor Barrier: None (not required) Note: Inspection of the foundation system is limited to conditions and components that are visible and accessible at the time of the inspection. Note: Hairline cracks in concrete and masonry are typically regarded as normal. Foundation & Support findings: The following conditions warrant attention: 1 The foundation for the original portion of the dwelling is significantly substandard, consisting largely of stacked bricks and blocks, with no concrete footings, no secure connections to the building framing, and no seismic reinforcement. Many of these piers appear unstable. Substandard pier system Action Home Inspection Service Inspection #119 4 2 Several of the stacked brick piers are at the edge of the roughly excavated drainage pit below the living room portion of the building. These piers are subject to undermining and structural failure as a result of non-complying proximity to the drainage pit. Piers at edge of excavated pit 3 Flat joists are installed as beams on some of the brick piers. This is a substandard framing configuration. Joist installed flat as beam 4 The foundation systems for the additions consist of wood framing installed on grade, with no footings, no secure attachment to the floor framing, and no protection from damage due to wood-destroying organisms. Substandard foundation at rear addition Action Home Inspection Service Inspection #119 5 5 Major sloping of the floors indicates significant foundation settlement and the need for a structural evaluation and foundation upgrades. 6 Decayed wood is apparent at the subfloor and framing below the ¾ bathroom. Evaluation and repairs by a licensed pest control operator are recommended. Sloped floors indicate major settlement at these the rear additions. 7 The building warrants further evaluation by a licensed structural engineer. Installation of a conventional foundation system is advised. However, due to the general state of deterioration throughout the building, restoration of the structure may not be financially feasible. 8 The subarea access opening is the grill on the living room floor where a floor furnace used to be installed. This is an unprotected opening between the subarea and the interior of the dwelling, allowing heat loss and intrusion by vermin. A solid access cover is needed. Subarea access grill in living room floor Action Home Inspection Service Inspection #119 6 Exterior Building Components Wall Cladding: Wood siding / Transite shingle siding -- See findings below Exterior Trim: Wood -- See findings below Porch/Stairs: Concrete -- See findings below Note: Inspection of the property exterior is limited to conditions and components that are visible and accessible at the time of the inspection. Hairline cracks in stucco, masonry, or pavement are typically regarded as normal. Although wood damage is reported wherever visible, inspection for wood-destroying organisms, such as termites or fungus, is beyond the scope of this home inspection. By law, such conditions can only be reported by a licensed pest control operator. Exterior Building Components findings: The following conditions warrant attention: 1 Deferred maintenance is apparent throughout the exterior of the building. In such cases, it is not possible to discover every defect in the course of a visual home inspection. Additional defects are likely to be found in the course of occupancy and in the process of repair and renovation. However, the following conditions are readily apparent. 2 The exterior paint is deteriorated and peeling on most of the siding and trim. This paint is likely to contain lead, due to the age of the building. Testing by an environmental hazards expert is advised prior to commencing work on the building. If lead is detected, the removal and disposal should be handled in accordance with requirements for hazardous materials. Deteriorated exterior finish Action Home Inspection Service Inspection #119 7 3 Decayed wood is apparent at many of the window sash corners. Evaluation and repairs by a licensed pest control operator are recommended. Decayed window sash 4 Decayed wood is apparent at the doorjamb, threshold, and trim at the boarded-up side door at the kitchen. Evaluation and repairs by a licensed pest control operator are recommended. Decayed wood at kitchen doorway 5 Decayed wood is apparent at the porch on the right side of the building. Evaluation and repairs by a licensed pest control operator are recommended. Decayed wood at side porch 6 Decayed wood is apparent at the wall skirting at the addition on the right side of the building. Evaluation and repairs by a licensed pest control operator are recommended. Decayed wood at east side addition Action Home Inspection Service Inspection #119 8 7 Earth-to-wood contact is apparent at the siding and trim at large portions of the house perimeter. Evaluation by a licensed pest control operator is recommended. Earth-to-wood contact at siding 8 The windows are in dilapidated condition, and many are in need of replacement. Some have broken panes, some have missing latch hardware, some are boarded up, some are loose, some have broken sash cords, and some have missing glazing putty. Excessive weathering is apparent at overall. Deteriorated window sash 9 The front porch eaves are damaged and in deteriorated condition. Damaged eaves at front porch 10 The front porch railing is damaged and in deteriorated condition. Loose and missing balusters at porch railing Action Home Inspection Service Inspection #119 9 11 A large settlement crack is apparent at the concrete porch and step at the front of the house. Cracked porch and step 12 The exterior surfaces of the building are excessively weathered. Extensive rehab work is needed. Weathered exterior 13 One foundation vent screen is damaged at the left side of the building. Damaged vent screen Action Home Inspection Service Inspection #119 10 Exterior Grounds and Drainage Grading/Drainage : -- See findings noted below Fencing: Wood -- See findings below Retaining Walls: None Driveway: Asphalt Walkways: Concrete / Asphalt Note: Requirements for pool and spa fences vary. Consult the local building authority for pertinent standards. Note: Fencing on acreage and/or fencing hidden by foliage was not inspected. Note: Landscaping is inspected only in so far as it affects the building(s). Low voltage lighting in the landscaping is not within the scope of the inspection. Exterior Grounds findings: The following conditions warrant attention: 1 Evidence of seasonal flooding is apparent in the subarea below the building. Stream paths are apparent, indicating surface water flow during rainy weather. Further evaluation by a licensed geotechnical engineer is advised. Surface erosion from water flow under house 2 A large drainage pit, nearly seven feet deep, has been excavated in the subarea below the living room. This pit is not equipped with a sump pump and may overflow during periods of extensive rainfall. Drainage pit in subarea Action Home Inspection Service Inspection #119 11 3 The walls of the drainage pit have not been reinforced and are subject to ongoing erosion from surface drainage in the subarea. As previously noted, this can result in undermining of the adjacent brick piers. Erosion at edge of drainage pit 4 Evidence of faulty drainage is apparent where the driveway adjoins the side porch. This promoted water intrusion into the subarea. Evidence of faulty drainage 5 The fencing on the left side of the property has been patched in a makeshift manner. Makeshift fence repair Action Home Inspection Service Inspection #119 12 Parking Structure Type of Structure: Detached 2-car garage -- See findings below Garage Door: Wooden swing-out doors -- See findings below Door Opener: Not applicable Walk-in Door: Metal side door -- Appears intact Fire Door: Not applicable Firewall: Not applicable Note: Inspection of the garage is limited to conditions and components that are visible and accessible at the time of the inspection. Storage of personal property may limit the inspector's ability to view all pertinent aspects of the interior. Interested parties are advised to inspect the entire interior on the final walk-through, prior to close of escrow. Parking Structure findings: The following conditions warrant attention: 1 The detached garage is in dilapidated condition. Decayed wood is apparent at the siding, trim, eaves, front doors, and roof. The costs to repair may exceed the cost of replacing the building. Decayed roof framing in garage Decayed wood at eaves 2 The garage doors are not openable due high- pressure contact with the ground. The doors have also be fastened shut with a wooden cleat. Action Home Inspection Service Inspection #119 13 Roofing Roof Coverings: Composition shingles (one layer) over wood shingles -- See findings Rolled composition on low-slope roofs -- See findings Roof Configuration: Gable / Low Slope Attic Ventilation: Substandard Roof Accessibility: Not accessible due to steepness Framing/Sheathing: Rafters and joists -- Not accessible for inspection Attic Insulation: Not accessible for inspection -- Approximately 0 inches deep Vapor Barrier: Not accessible for inspection Attic Access: None found Type of Drainage: Partial rain gutter system -- See findings below Note: Inspection of the roof surfaces and materials is subject to accessibility. Conditions that may limit access include, but are not limited to, height and steepness of the roof, wet or icy weather, and fragile types of roofing such as tiles. Inspection of the attic may be limited by low clearance, air ducts, deep insulation, lack of access openings, etc. Note: The findings stated in this report do not constitute an opinion or warranty as to whether the roof may leak during future precipitation. Roof findings: Attention by a licensed roofing contractor advised 1 Large portions of the shingle roofing are in deteriorated condition, and evidence of leakage is apparent at various ceilings throughout the house. Removal of the old roofing materials is advised prior to reroofing. Deteriorated shingles at front and rear Action Home Inspection Service Inspection #119 14 2 The rolled composition roofing materials over the front porch and the rear addition are in deteriorated condition. Removal and reroofing are advised. Deteriorated roofing at front porch Deteriorated roofing at rear addition 3 The composition roofing materials appear very old and are likely to contain asbestos. Professional testing, prior to removal, is advised. If asbestos is detected, the removal and disposal should be handled in accordance with requirements for hazardous materials. 4 Some roof edges have no rain gutters. Additional gutters are advised for improved site drainage. 5 The old wooden rain gutter at the front of the house is in damaged condition and needs to be replaced. Damaged wooden gutter at porch roof Action Home Inspection Service Inspection #119 15 6 Major rust damage is apparent at the metal rain gutters. Replacement is advised. Rusted-out rain gutter at side of house 7 Some rain gutters are not securely attached to the eaves. 8 Some of the downspouts are missing. 9 The attic was not inspected because no access opening was found. Installation of an attic access is advised to enable completion of this inspection. 10 The garage roof is severely damaged and deteriorated. Prolonged leakage has caused moisture damage and decay to the roof framing and sheathing. Hole in garage roof Action Home Inspection Service Inspection #119 16 Plumbing System Main Water Shutoff at: None found at building (at meter only) -- See findings Size & Type of Main: 3/4 inch Copper -- Appears intact Water Pressure Test: 75 to 80 psi -- Appears functional and adequate Pressure Regulator: None found -- See findings below Water Lines in Bldg.: Galvanized steel / Copper Waste Lines in Bldg.: Cast iron / Galvanized steel / ABS and PVC No. of Bathrooms: 1 3/4 Toilet gallons per flush: 1.6 gallons (low flow) at all bathrooms -- See findings below Water Heater Location: None found Note: Inspection of the plumbing system is limited to conditions and components that are visible and accessible at the time of the inspection. Conditions concealed in the construction, buried underground, or obscured by personal property cannot be inspected. Note: No determination can be made regarding the likelihood of future leakage of any plumbing components, except where significant deterioration is visible and accessible. Note: Main sewer lines, septic systems, gray water systems, and backflow prevention devices are not within the scope of this inspection. Private water supply systems and fire sprinkler systems are not within the scope of this inspection. The operability of water softeners or water purifiers cannot be determined by visual inspection. Note: Water saver showerheads may change water temperature when other fixtures are used. Plumbing findings: Attention by a licensed plumber is warranted. 1 The plumbing fixtures were not tested because the water supply to the building was turned off at the time of the inspection. However, at the outset of the inspection, the hosebibs were operative, and water pressure was measured at 75 psi. Later, the pressure was zero psi. The cause of this change is not known. 2 In the course of this inspection, no water heater was found in the building. 3 The toilet tanks are loose in both bathrooms. Action Home Inspection Service Inspection #119 17 4 The flush linkage is missing at the upstairs toilet. 5 Two of the feet are missing at the bathtub in the upstairs bathroom. Missing feet at bathtub 6 The sink drain is fastened with duct tape. This is a substandard connection and appears likely to leak. The fitting was not tested due to lack of water service during the inspection. Drain fitting fastened with duct tape 7 Additional plumbing defects might have been found if the fixtures could have been tested. Restoration of water service is advised to enable a more comprehensive evaluation. 8 No main water supply valve was found on the building. Installation of a main shutoff valve is advised. Action Home Inspection Service Inspection #119 18 Fuel Gas System Type of Fuel: Natural gas Location of Service: Side of house (left) -- Appears intact Location of Fuel Shutoff: At meters -- Appears intact Visible Fuel Piping: -- See findings below Note: Inspection of the fuel piping system is limited to conditions and components that are visible and accessible at the time of the inspection. Conditions concealed in the construction, buried underground, or obscured by personal property cannot be inspected. Note: It is recommended that the Gas Company conduct their routine safety inspection of all gas burning fixtures and appliances, including heat exchangers, prior to close of escrow. Fuel Gas findings: Attention by a licensed plumber is recommended: 1 The gas-burning fixtures were not tested because gas service to the building was off at the time of the inspection. Restoration of service is advised to enable a more comprehensive evaluation. 2 Some of the gas pipes below the building are too close to the ground and have no rust protection. Gas piping on ground in subarea 3 Buried gas piping, without rust protection, is apparent at the left side of the building. Unprotected gas piping on side of house Action Home Inspection Service Inspection #119 19 Electrical System Panel Locations: 110 Volt Circuits 220 Volt Circuits Main: Side of house (left) 5 1 Subpanels: Living room closet 8 0 In garage 4 0 Service Capacity: 80 amps -- See findings noted below Main Service Lines: Underground (not inspected) Types of Wiring: Copper romex and aluminum 220-volt cables -- See findings below GFCI Locations: None -- See findings below AFCI Locations: None installed (due to age of building) -- Safety upgrade is advised. Note: Inspection of the electrical system is limited to conditions and components that are visible and accessible at the time of the inspection. Conditions and components concealed in the construction, buried underground, or obscured by personal property cannot be tested or inspected. Note: GFCI (Ground Fault Circuit Interrupter) protection is currently required for electrical safety in wet locations. Older buildings typically do not have GFCI outlets or breakers, but upgrade is advised. Note: Low voltage lighting systems, timers, motion sensors, and electronic systems of all kinds are not within the scope of this inspection. Electrical findings: Attention by a licensed electrician is warranted. 1 The electrical fixtures were not tested because power to the building was off at the time of the inspection. Restoration of power service is advised to enable a more comprehensive evaluation. 2 Ground and neutral wires are not adequately separated in the breaker panels. Ground wire on neutral bus in house subpanel Action Home Inspection Service Inspection #119 20 3 The ground wires in the interior subpanel are bonded to a ground lug instead of a ground bus. Improper bonding of ground wires in panel 4 Aluminum wire ends need anti-oxidant at the feeder cables in the breakers panels. Aluminum wire connection without anti-oxidant 5 The service capacity for the electrical system appears to be marginally adequate. It is recommended that a licensed electrician perform a load calculation to verify adequacy. 6 An open conduit is apparent at the side of the breaker panel on the left side of the house. Open conduit at exterior panel Action Home Inspection Service Inspection #119 21 7 An unsecured junction box is installed in the subarea below the building. Unsecured junction box in subarea 8 Exposed romex wires are installed below the kitchen sink. Exposed romex wires under kitchen sink 9 GFCI protection is advised for the exterior, bathroom, kitchen, and garage outlets. 10 The light fixture is missing on one of the dining room ceilings. Missing light fixture on ceiling Action Home Inspection Service Inspection #119 22 Heating & Cooling Systems Type of System Location Capacity Make Model Number Wall Furnace Living room 35,000 Btu Williams #3509622 Wall Furnace Upstairs hall 35,000 Btu Williams #3509622 No cooling system Note: Inspections of heating and cooling systems are limited to conditions and components that are visible and accessible at the time of the inspection. Conditions and components concealed in the construction, buried underground, or obscured by personal property cannot be tested or inspected. Humidifiers and electronic air cleaners are not within the scope of this inspection. HVAC findings: Attention by a licensed HVAC contractor advised 1 The furnaces were not tested due to lack of gas service on the day of the inspection. Restoration of gas service is advised to enable a more comprehensive evaluation. 2 The casings are detached at both furnaces. It is advised that these be securely fastened. Fireplaces & Chimneys Type & Location: Masonry fireplace / Living room Type of Chimney: Masonry (unlined) Chimney Cap: -- See findings below Spark Arrestor: -- See findings below Damper: -- See findings below Firebox: -- See findings below Gas fixture: Gas at front room fireplace only. Pipe is capped. Note: Inspection of the fireplace and chimney is limited to conditions and components that are visible and accessible at the time of the inspection. Logs and ashes can limit the visibility of conditions in a firebox. Internal chimney conditions are largely inaccessible, and portions of chimneys are often concealed within the construction. Action Home Inspection Service Inspection #119 23 Fireplace findings: Attention by a fireplace specialist is advised. 1 The dining room fireplace is substandard and in very deteriorated condition. Firebricks are loose and missing, no damper is installed, and the chimney is not lined. This system is no longer safe for use. Decomposed firebrick lining 2 The upstairs fireplace is substandard but intact. No damper is installed, and the chimney is unlined. This fixture is no longer safe for use. 3 The fireplace in the front room is inoperative because there is no chimney opening. 4 The chimney tops were not accessible for inspection due to the steepness of the roof. Kitchen Fixtures & Laundry Connections Cabinets/Counters: Formica -- See findings noted below Cooktop:: Gas with electric igniters -- See findings below Oven: Gas with electric igniter -- See findings below Dishwasher: None Garbage Disposal: None Built-in Microwave: None Trash Compactor: None Location of Laundry: None Note: Inspection of kitchen fixtures is limited to conditions and components that are visible and accessible at the time of the inspection. Conditions concealed in the construction or obscured by personal property cannot be inspected. Note: Inspection of kitchen appliances limited to verifying apparent operability and does not involve technical evaluations or testing. Refrigerators and laundry appliances are not within the scope of this inspection. Action Home Inspection Service Inspection #119 24 Kitchen findings: The following conditions warrant attention: 1 The gas range was not tested due to lack of gas and power service. Restoration of utility services is advised to enable a more comprehensive evaluation. 2 The vent hood above the range was not tested due to lack of power. 3 The hood filter above the range is very dirty. 4 The kitchen sink finish is chipped and stained. 5 Most of the cabinet doors and drawers are missing. Miscellaneous Conditions Wall Surfaces : Plaster / Drywall -- See findings below Ceiling Surfaces: Plaster / Drywall -- See findings below Floor Coverings: Sheet vinyl / Bare subfloor -- See findings below Exterior Doors: Wood-glass -- See findings below Windows: Single-pane / Wood Double-hung / Fixed / Casement -- See findings Smoke Alarms : Battery-powered / Upper-rear hallway -- See findings below CO Alarms: None found / -- See findings below Ceiling Fans: None Note: Inspection of the interior and other miscellaneous areas is limited to conditions and components that are visible and accessible at the time of the inspection. Conditions concealed in the construction or obscured by personal property cannot be inspected. Note: Moisture and stains within multi-pane windows are not always observable, due to lighting variations, atmospheric conditions, and the need for window cleaning. This inspection company cannot guaranty discovery of leaking dual-pane seals in every case, and prediction of future leakage is not possible. Action Home Inspection Service Inspection #119 25 Smoke and CO Alarm findings: The following conditions warrant attention. 1 Additional smoke alarms are required in the upper and lower front hallways. These alarms should be near all bedroom entrances. 2 Carbon monoxide detectors near bedroom entrances are required. 3 Smoke alarms in the bedrooms are advised. The building predates this requirement. Miscellaneous findings: The following conditions warrant attention. 1 Prior to repair or demolition of the building, the following materials should be tested for possible asbestos content: a) Composition roofing materials & mastic b) Transite exterior siding c) Interior plaster d) Interior drywall and joint compound e) Vinyl flooring and mastic f) Any other materials deemed suspect by a qualified asbestos inspector. 2 Numerous wall damages are apparent throughout the interior. Extensive renovation is needed. Examples of wall damage Action Home Inspection Service Inspection #119 26 3 Moisture damage, apparently due to roof leakage is needed at the ceilings in many places. 4 Some floorboards are loose in the main living rooms, and some show signs of insect related damage. Evaluation and repairs by a licensed pest control operator are advised. Evidence of termites on subfloor 5 Decayed subfloor is apparent at the shower and toilet area in the downstairs bathroom. Evaluation and repairs by a licensed pest control operator are advised. 6 The vinyl flooring is damaged in most of the rooms where floor coverings are installed. Example of damaged vinyl flooring 7 Most rooms have no floor coverings. 8 Evidence of leakage is apparent at the east windows in the main living room. Water stains on windowsills Action Home Inspection Service Inspection #119 27 9 Some windows are not openable, and some have broken sash cords. 10 Window replacement is advised due to extensive deterioration. 11 The interior stair railing is not installed to the required height in accordance with current safety standards. This is due to the age of the building. Low handrails at stairway 12 The safety railing above the interior stairwell is not installed to the required height in accordance with current safety standards. This is due to the age of the building. 13 No handrail is installed at the stairway to the upper-rear bedrooms. Missing handrail at stairway 14 One baluster is missing at the bottom of the stair railing. Missing baluster at stair railing Action Home Inspection Service Inspection #119 28 15 The kitchen exterior door is missing, and the opening is boarded up. Boarded-up doorway and missing door 16 One of the upstairs bedroom doors is missing. 17 Deferred maintenance is apparent throughout the interior of this home. In such cases, it is not possible to discover every defect in the course of a visual home inspection. Additional defects are likely to be found in the course of occupancy and in the process of repair and renovation. If further information is needed regarding these disclosures, please contact our office at (805) 466-7000. Barry Stone Certified Home Inspector Action Home Inspection Service Inspection #119 1 Summary Repair List Note: This summary list is provided as a convenience but is not a substitute for the complete inspection report. Interested parties are advised to read the entire report. Foundation & Support findings: The following conditions warrant attention: 1 The foundation for the original portion of the dwelling is significantly substandard, consisting largely of stacked bricks and blocks, with no concrete footings, no secure connections to the building framing, and no seismic reinforcement. Many of these piers appear unstable. 2 Several of the stacked brick piers are at the edge of the roughly excavated drainage pit below the living room portion of the building. These piers are subject to undermining and structural failure as a result of non-complying proximity to the drainage pit. 3 Flat joists are installed as beams on some of the brick piers. This is a substandard framing configuration. 4 The foundation systems for the additions consist of wood framing installed on grade, with no footings, no secure attachment to the floor framing, and no protection from damage due to wood-destroying organisms. 5 Major sloping of the floors indicates significant foundation settlement and the need for a structural evaluation and foundation upgrades. 6 Decayed wood is apparent at the subfloor and framing below the ¾ bathroom. Evaluation and repairs by a licensed pest control operator are recommended. Sloped floors indicate major settlement at these the rear additions. 7 The building warrants further evaluation by a licensed structural engineer. Installation of a conventional foundation system is advised. However, due to the general state of deterioration throughout the building, restoration of the structure may not be financially feasible. 8 The subarea access opening is the grill on the living room floor where a floor furnace used to be installed. This is an unprotected opening between the subarea and the interior of the dwelling, allowing heat loss and intrusion by vermin. A solid access cover is needed. Action Home Inspection Service Inspection #119 2 Exterior Building Components findings: The following conditions warrant attention: 1 Deferred maintenance is apparent throughout the exterior of the building. In such cases, it is not possible to discover every defect in the course of a visual home inspection. Additional defects are likely to be found in the course of occupancy and in the process of repair and renovation. However, the following conditions are readily apparent. 2 The exterior paint is deteriorated and peeling on most of the siding and trim. This paint is likely to contain lead, due to the age of the building. Testing by an environmental hazards expert is advised prior to commencing work on the building. If lead is detected, the removal and disposal should be handled in accordance with requirements for hazardous materials. 3 Decayed wood is apparent at many of the window sash corners. Evaluation and repairs by a licensed pest control operator are recommended. 4 Decayed wood is apparent at the doorjamb, threshold, and trim at the boarded-up side door at the kitchen. Evaluation and repairs by a licensed pest control operator are recommended. 5 Decayed wood is apparent at the porch on the right side of the building. Evaluation and repairs by a licensed pest control operator are recommended. 6 Decayed wood is apparent at the wall skirting at the addition on the right side of the building. Evaluation and repairs by a licensed pest control operator are recommended. 7 Earth-to-wood contact is apparent at the siding and trim at large portions of the house perimeter. Evaluation by a licensed pest control operator is recommended. 8 The windows are in dilapidated condition, and many are in need of replacement. Some have broken panes, some have missing latch hardware, some are boarded up, some are loose, some have broken sash cords, and some have missing glazing putty. Excessive weathering is apparent at overall. 9 The front porch eaves are damaged and in deteriorated condition. 10 The front porch railing is damaged and in deteriorated condition. 11 A large settlement crack is apparent at the concrete porch and step at the front of the house. 12 The exterior surfaces of the building are excessively weathered. Extensive rehab work is needed. 13 One foundation vent screen is damaged at the left side of the building. Action Home Inspection Service Inspection #119 3 Exterior Grounds findings: The following conditions warrant attention: 1 Evidence of seasonal flooding is apparent in the subarea below the building. Stream paths are apparent, indicating surface water flow during rainy weather. Further evaluation by a licensed geotechnical engineer is advised. 2 A large drainage pit, nearly seven feet deep, has been excavated in the subarea below the living room. This pit is not equipped with a sump pump and may overflow during periods of extensive rainfall. 3 The walls of the drainage pit have not been reinforced and are subject to ongoing erosion from surface drainage in the subarea. As previously noted, this can result in undermining of the adjacent brick piers. 4 Evidence of faulty drainage is apparent where the driveway adjoins the side porch. This promoted water intrusion into the subarea. 5 The fencing on the left side of the property has been patched in a makeshift manner. Parking Structure findings: The following conditions warrant attention: 1 The detached garage is in dilapidated condition. Decayed wood is apparent at the siding, trim, eaves, front doors, and roof. Costs to repair may exceed building replacement. 2 The garage doors are not openable due high-pressure contact with the ground. The doors have also be fastened shut with a wooden cleat. Roof findings: Attention by a licensed roofing contractor advised 1 Large portions of the shingle roofing are in deteriorated condition, and evidence of leakage is apparent at various ceilings throughout the house. Removal of the old roofing materials is advised prior to reroofing. 2 The rolled composition roofing materials over the front porch and the rear addition are in deteriorated condition. Removal and reroofing are advised. 3 The composition roofing materials appear very old and are likely to contain asbestos. Professional testing, prior to removal, is advised. If asbestos is detected, the removal and disposal should be handled in accordance with requirements for hazardous materials. Action Home Inspection Service Inspection #119 4 4 Some roof edges have no rain gutters. Additional gutters are advised for improved site drainage. 5 The old wooden rain gutter at the front of the house is in damaged condition and needs to be replaced. 6 Major rust damage is apparent at the metal rain gutters. Replacement is advised. 7 Some rain gutters are not securely attached to the eaves. 8 Some of the downspouts are missing. 9 The attic was not inspected because no access opening was found. Installation of an attic access is advised to enable completion of this inspection. 10 The garage roof is severely damaged and deteriorated. Prolonged leakage has caused moisture damage and decay to the roof framing and sheathing. Plumbing findings: Attention by a licensed plumber is warranted. 1 The plumbing fixtures were not tested because the water supply to the building was turned off at the time of the inspection. However, at the outset of the inspection, the hosebibs were operative, and water pressure was measured at 75 psi. Later, the pressure was zero psi. The cause of this change is not known. 2 In the course of this inspection, no water heater was found in the building. 3 The toilet tanks are loose in both bathrooms. 4 The flush linkage is missing at the upstairs toilet. 5 Two of the feet are missing at the bathtub in the upstairs bathroom. 6 The sink drain is fastened with duct tape. This is a substandard connection and appears likely to leak. The fitting was not tested due to lack of water service during the inspection. 7 Additional plumbing defects might have been found if the fixtures could have been tested. Restoration of water service is advised to enable a more comprehensive evaluation. 8 No main water supply valve was found on the building. Installation of a main shutoff valve is advised. Action Home Inspection Service Inspection #119 5 Fuel Gas findings: Attention by a licensed plumber is recommended: 1 The gas-burning fixtures were not tested because gas service to the building was off at the time of the inspection. Restoration of service is advised to enable a more comprehensive evaluation. 2 Some of the gas pipes below the building are too close to the ground and have no rust protection. 3 Buried gas piping, without rust protection, is apparent at the left side of the building. Electrical findings: Attention by a licensed electrician is warranted. 1 The electrical fixtures were not tested because power to the building was off at the time of the inspection. Restoration of power service is advised to enable a more comprehensive evaluation. 2 Ground and neutral wires are not adequately separated in the breaker panels. 3 The ground wires in the interior subpanel are bonded to a ground lug instead of a ground bus. 4 Aluminum wire ends need anti-oxidant at the feeder cables in the breakers panels. 5 The service capacity for the electrical system appears to be marginally adequate. It is recommended that a licensed electrician perform a load calculation to verify adequacy. 6 An open conduit is apparent at the side of the breaker panel on the left side of the house. 7 An unsecured junction box is installed in the subarea below the building. 8 Exposed romex wires are installed below the kitchen sink. 9 GFCI protection is advised for the exterior, bathroom, kitchen, and garage outlets. 10 The light fixture is missing on one of the dining room ceilings. Action Home Inspection Service Inspection #119 6 HVAC findings: Attention by a licensed HVAC contractor advised 1 The furnaces were not tested due to lack of gas service on the day of the inspection. Restoration of gas service is advised to enable a more comprehensive evaluation. 2 The casings are detached at both furnaces. It is advised that these be securely fastened. Fireplace findings: Attention by a fireplace specialist is advised. 1 The dining room fireplace is substandard and in very deteriorated condition. Firebricks are loose and missing, no damper is installed, and the chimney is not lined. This system is no longer safe for use. 2 The upstairs fireplace is substandard but intact. No damper is installed, and the chimney is unlined. This fixture is no longer safe for use. 3 The fireplace in the front room is inoperative because there is no chimney opening. 4 The chimney tops were not accessible for inspection due to the steepness of the roof. Kitchen findings: The following conditions warrant attention: 1 The gas range was not tested due to lack of gas and power service. Restoration of utility services is advised to enable a more comprehensive evaluation. 2 The vent hood above the range was not tested due to lack of power. 3 The hood filter above the range is very dirty. 4 The kitchen sink finish is chipped and stained. 5 Most of the cabinet doors and drawers are missing. Action Home Inspection Service Inspection #119 7 Smoke and CO Alarm findings: The following conditions warrant attention. 1 Additional smoke alarms are required in the upper and lower front hallways. These alarms should be near all bedroom entrances. 2 Carbon monoxide detectors near bedroom entrances are required. 3 Smoke alarms in the bedrooms are advised. The building predates this requirement. Miscellaneous findings: The following conditions warrant attention. 1 Prior to repair or demolition of the building, the following materials should be tested for possible asbestos content: a) Composition roofing materials & mastic b) Transite exterior siding c) Interior plaster d) Interior drywall and joint compound e) Vinyl flooring and mastic f) Any other materials deemed suspect by a qualified asbestos inspector. 2 Numerous wall damages are apparent throughout the interior. Extensive renovation is needed. 3 Moisture damage, apparently due to roof leakage is needed at the ceilings in many places. 4 Some floorboards are loose in the main living rooms, and some show signs of insect related damage. Evaluation and repairs by a licensed pest control operator are advised. 5 Decayed subfloor is apparent at the shower and toilet area in the downstairs bathroom. Evaluation and repairs by a licensed pest control operator are advised. 6 The vinyl flooring is damaged in most of the rooms where floor coverings are installed. 7 Most rooms have no floor coverings. 8 Evidence of leakage is apparent at the east windows in the main living room. 9 Some windows are not openable, and some have broken sash cords. Action Home Inspection Service Inspection #119 8 10 Window replacement is advised due to extensive deterioration. 11 The interior stair railing is not installed to the required height in accordance with current safety standards. This is due to the age of the building. 12 The safety railing above the interior stairwell is not installed to the required height in accordance with current safety standards. This is due to the age of the building. 13 No handrail is installed at the stairway to the upper-rear bedrooms. 14 One baluster is missing at the bottom of the stair railing. 15 The kitchen exterior door is missing, and the opening is boarded up. 16 One of the upstairs bedroom doors is missing. 17 Deferred maintenance is apparent throughout the interior of this home. In such cases, it is not possible to discover every defect in the course of a visual home inspection. Additional defects are likely to be found in the course of occupancy and in the process of repair and renovation.