Sample Report

REAL ESTATE INSPECTION SERVICE
P. O. BOX 118
VISTA, CA  92085-0118
(760) 758-8853

Inspection number: 303411        Client:              John Smith      
Date:        March 9, 2003            Inspector:       Jeff Ermis
Time:        1:00 PM
Address:   150 Main Street, San Diego, CA

This home is a two level, detached single family dwelling.  Weather at time of inspection was warm and sunny.  The information contained in this report is subject to the terms and conditions stated in the "Inspection Agreement".  The report is based on a non-invasive physical examination to identify material defects in the systems, structures, and components of the accessible areas of the property as they exist at time of inspection.  The inspection was performed in compliance with the Standards of Practice established by the California Real Estate Inspection Association.
100        EXTERIOR
Our inspection is visual and based on our experience and knowledge of building materials and techniques.  Normal wear is not taken into consideration in our review.
101        Lot/Grade:        Home is built on a steeply sloped hillside lot.  Surface grading and drainage observations are limited to areas within six feet of inspected structures.  Adjacent surface drainage appears to be adequate.  Geologic and engineering evaluations are beyond the scope of this report, client is advised to consult a specialist if concerned by conditions noted in this report, or that you have observed.
102        Driveway:        Concrete, S.
103        Walks:        Wood.  Recommend evaluation by pest control specialist.  Distance between railing balusters greater than four inches, potential hazard to toddlers.
104        Siding/trim:        Wood.  Overall siding and trim appears to be serviceable.  Evidence of previous water intrusion indicated by water stains on interior walls and ceilings, stains appear to be older.  Recommend evaluation by pest control specialist.
105        Window types:        Dual glazed metal framed horizontal sliders and wood framed fixed.
106        Electrical fixtures:        S.
107        Door chime:        S.
108        Chimney type:        Pre-fabricated.  Equipped with flue cap.
109        Foundation:        Raised with concrete stem walls and pier and post construction.  Access located at rear.  Observed foundation appears to be serviceable.  Framing is bolted to foundation.  Ventilation appears to be adequate.  Additional cable reinforcements noted.
110        Comments:        N.
200        BALCONY
201        Decks:        Wood.  Recommend evaluation by pest control specialist.
202        Stairs/railing:        S.  Distance between balusters greater than four inches, potential hazard to toddlers.
203        Electrical:        Reversed polarity outlet at upper balcony, recommend repairs.
204        Comments:        N.

300        ROOF
Our evaluation of the roof is to determine if portions are missing and/or deteriorating and, therefore, subject to possible leaking.  Some portions of roof underlayment and sub-structures are hidden from view and cannot be inspected by our inspectors, our evaluation is not a guarantee against leaks or failure.
301        Observation points:        Ladder.  Roof not mounted by inspector.
302        Type:        Sloped.
303        Construction:        Open beam.
304        Roof material:        Composition shingles.
305        Condition:        Overall observed roof appears to be serviceable.
306        Flashing:        Observed flashing appears to be serviceable.
307        Gutters:        N.
308        Comments:        N.
500        LAUNDRY CLOSET
501        Floor:        Resilient.
502        Doors:        S.
503        Walls:        S.
504        Ceiling:        S.
505        Windows/screens:        N.
506        Electrical:        S.
507        Exhaust fan:        N.
508        Washer hook-up:        Present, valves are not tested or hoses disconnected.
509        Dryer hook-up:        Gas.
510        Comments:        N.
550        FIREPLACE
551        Location:        Living room.  Equipped with gas service.  Damper, S.

600        UTILITIES/MAJOR SYSTEMS
Our major systems evaluation is both visual and functional provided electrical, gas, and plumbing supplies are activated.  Water flow sufficiency in plumbing or cooling efficiency in air conditioning systems is a subjective evaluation, therefore, we only note a poor condition if the inspector's observations and experience suggest inadequate operation.  We advise you to operate these systems prior to close of escrow.

610        Gas service:        Located at front of house.

620        Electrical:        120/240 volt above ground service.  Main panel with 100 amp main shut-off located at right front of house.  Equipped with circuit breakers, grounding system and copper low amperage branch wiring.  Right front exterior outlet not equipped with GFCI protection, recommend upgrade to enhance safety.

630        Plumbing:        Public supply.  Shut-off located at front.  Copper supply lines.  Public waste system.  ABS plastic drain lines.

640        Water heater:        Gas-fired located in crawl space.  Unable to determine size, obscured by insulation blanket.  Equipped with gas and water shut-offs.  Operated.  Venting, TPR valve and discharge pipe appear to be functional.  No evidence of leaks at time of inspection.  Existing strapping does not comply with current retrofit standards, advise corrective action.

650        Heating:        Gas, forced air heater located in crawl space.  Equipped with gas and electrical disconnects.  Operated.  Thermostat, venting, blower and ducting were functional at time of inspection.  Combustion air supply appears to be adequate.  Dirty filter.

660        Smoke detector:        Located in lower hall, tested and functional at time of inspection.

The interior inspection is visual and functional in nature.  In some homes various areas are obscured from view by personal property.  As mentioned in the Inspection Agreement, we do not inspect for hazardous materials or their usage in construction materials.  Pests, wood destroying organisms, mold and mildew investigations are not within the scope of this inspection.  If client is concerned about items not within the scope of the inspection we recommend consulting the appropriate specialist.
700        ENTRY/LIVING ROOM
701        Floor:        Carpet and resilient.
702        Doors:        S.
703        Walls:        S.
704        Ceiling:        S.  Water stains noted at left of upper left front window, unable to determine if active leak.
705        Windows/screens:        S.
706        Electrical:        S.
707        Comments:        N.

760        HALL/STAIRS
761        Floors:        Carpet.
762        Doors:        S.
763        Walls:        S.
764        Ceiling:        S.
765        Windows/screens:        N.
766        Electrical:        S.
767        Stairs/railing:        S.  Distance between balusters greater than four inches, potential hazard to toddlers.
768        Comments:        N.

800        BEDROOM-Master
801        Floor:        Carpet.
802        Doors:        S.
803        Walls:        S.
804        Ceiling:        S.
805        Windows/screens:        S.
806        Electrical:        S.
807        Closets:        S.
808        Comments:        N.

810        BEDROOM-Guest
811        Floor:        Carpet.
812        Doors:        S.
813        Walls:        S.
814        Ceiling:        S.  Water stains noted at upper left of side window, unable to determine if active leaks.
815        Windows/screens:        S.
816        Electrical:        S.
817        Closets:        S.
818        Comments:        N.

900        KITCHEN
The kitchen inspection is visual and functional.  Energized appliances are operated.  Calibrations of cooking equipment is not considered, nor are life expectancies given to appliances.  Due to their complexity, dishwashers can fail at any time, our review is to evaluate leakage and corrosion.  Self-cleaning cycles on ovens are not operated.
901        Floor:        Resilient.
902        Doors:        N.
903        Walls:        S.
904        Ceiling:        S.  Water stains noted above side window, unable to determine if active leaks.
905        Windows/screens:        S.
906        Electrical:        S.  Outlets not equipped with GFCI protection, recommend upgrade to enhance safety.
907        Counter tops:        S.
908        Cabinets:        S.
909        Sinks:        S.
910        Faucets:        S.
911        Plumbing:        S.
912        Disposal:        Operated, S.
913        Dishwasher:        Operated, S.
914        Oven:        Gas.  Operated, S.
915        Stove/cook top:        Gas.  Operated, S.
916        Hood/fan:        S.
917        Comments:        N.

1000        BATHROOM-Upper
Our bathroom evaluation is directed towards visible water damage or plumbing problems.  Common problems are stuck or missing stoppers or dripping faucets.
1001        Floors:        Resilient.
1002        Doors:        S.
1003        Walls:        S.
1004        Ceiling:        S.
1005        Windows/screens:        S.
1006        Electrical:        S.
1007        Exhaust fan:        N.
1008        Heating:        Ceiling mounted electric heater, S.
1009        Tub & surrounding:        N.
1010        Tub enclosure:        N.
1011        Tub faucet:        N.
1012        Shower head:        Disrepair to mount.
1013        Shower faucet:        S.
1014        Shower/surrounding:        Tile.  Negative sloping of threshold not to industry standards, extensive use of caulking observed at door frame.  Loose outer tiles, cracked grout at lower left of door.
1015        Shower door:        S.
1016        Sinks:        S.
1017        Sink faucets:        S.
1018        Plumbing:        S.
1019        Toilet:        S.
1020        Counter/cabinets:        S.  Medicine cabinet door strikes light fixture when fully opened.
1021        Comments:        N.

1100        BATHROOM-Lower
1101        Floors:        Resilient.
1102        Doors:        S.
1103        Walls:        S.
1104        Ceiling:        S.
1105        Windows/screens:        S.
1106        Electrical:        Inoperable test button at GFCI outlet, recommend repair.
1107        Exhaust fan:        N.
1108        Heating:        Ceiling mounted electric heater, S.
1109        Tub & surrounding:        Tile, S.  Loose tiles, missing grout at lower right outer side of tub.
1110        Tub enclosure:        N.
1111        Tub faucet:        S.
1112        Shower head:        S.
1113        Shower faucet:        S.
1114        Shower/surrounding:        N.
1115        Shower door:        N.
1116        Sinks:        S.
1117        Sink faucets:        S.
1118        Plumbing:        S.
1119        Toilet:        S.
1120        Counter/cabinets:        S.  See #1020.
1121        Comments:        N.