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Walker Property Evaluation Services Single Family

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1. appliances systems may be subject to recalls safety bulletins and or may appear on the CPSC lists may make note of certain systems that have personal knowledge of in the course of an inspection Any such notations are made for the convenience of the client and should never be considered exhaustive Interested parties should independently research all installed systems should this be an area of personal concern There are natural engineered stone materials used in various areas of the property Natural granite slate and marble stone are actually very porous Care must be taken especially with lighter colors to avoid spills that may leave stains For more information on the natural stone material and how to care for it please refer to the question and answer database at www findstone com Engineered stone materials such as Cesar Stone etc have special care requirements Please refer to the manufacturers care instructions for further information on these products OVERVIEW IS NOT THE ONLY SIGNIFICANT FINDINGS An overview of this inspection is provided at the front of the report There list the recommendations that believe may be important to the client These recommendations should not be considered the only significant findings or issues The reader must establish your own priorities after thoroughly studying this report reviewing all the recommendations in this report and consulting with other experts and or specialists as you may d
2. Heating System Upper Type of Fuel Informational Comments Observations amp Conditions f Fuel Source amp Type Utility Metered Natural Gas General Heating System Information Informational Comments Observations amp Conditions f MANUFACTURER TempStar Corporation TYPE Central Forced Air Furnace FURNACE LOCATION Garage Left ESTIMATED AGE 2 Year Old INPUT RATING 75 000 BTU s Per Label FURNACE Left Unit When Facing Green Tip m MEDIUM EFFICIENCY This furnace is an induced draft forced air furnace that is designed to yield approximately 80 to 85 percent operational efficiency Please refer to the Insulation Energy Section for additional information and or upgrade recommendations Forced Air Furnace Functional Components amp Conditions m The furnace responded to normal user controls when tested and appears functioning as intended Informational Comments Observations amp Conditions 7 The dwelling has multiple systems installed This system appears to serve the upper floor area Due to the limitations of this visual inspection the precise area of coverage can rarely be ascertained Interested parties desiring more accurate complete information should consult with a qualified HVAC Contractor The forced air system does not appear original to the property When a heating system is installed a building permit and jurisdictional inspection are required Please refer to the General Information section for additional information General Ma
3. m m q m m m Some of the floor was not visible due to furniture personal property etc Walls and Ceiling Functional Components amp Conditions The walls and ceiling appear in generally serviceable condition Multi Glazed Windows Functional Components amp Conditions The multi glazed bedroom windows are functional Safety Concern The window treatments storm or noise abatement installations and or hardware in this sleeping area may restrict the operation of the window or windows This may prevent and or impede an emergency exit by the occupants or an emergency egress by emergency personnel wearing a breathing apparatus This installation poses a life safety risk recommend modifying the installation to provide full emergency access to the windows Interested parties should consult with a qualified trades person for any necessary service RECOMMENDED SAFETY UPGRADE There are windows at or near the floor standing area that are openable and should not be considered child safe The installation of child safety hardware is recommended Please refer to the Exterior Window section for additional information General Maintenance amp Periodic Maintenance Item One or more bedroom windows need to be lubricated cleaned and or serviced to open and close easily Closets Functional Components amp Conditions The bedroom closets and their components are functional Counter Top Functional Components amp Conditions
4. All such issues are excluded from the scope of work governing this report Interested parties should consult with a qualified fireplace specialist for further information and or evaluation For the purpose of clarity use the words LEFT RIGHT FRONT BACK and CENTER are used through out to describe locations within or around the dwelling These directions are all made relative to standing facing the dwelling from the street or in the case of a multi unit dwelling from the entry door Interior room designations are as defined by general purpose or at the discretion of the inspector use several abbreviations throughout for the purpose of brevity HVAC stands for Heating Ventilation Air Conditioning WDO stands for Wood Destroying Organism and is the term used to describe the termite inspector or report Narrative Color Legend Informational amp Client Advisory Issues V Requires Direct Attention mFunctional Serviceable amp Green Tips q Defect or Safety Related Issue This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 5 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Structure Structures are not uniform and need only meet the standards of the yea
5. There are deviations from plumb or level in the framing that may not be apparent to the casual observer without the use of special tools As noted elsewhere there were no visible indications of distress in the foundation apparent at the time of inspection In the opinion of the inspector this condition appears within reason for a dwelling of this age and general area Given the limitations of this inspection there were no apparent areas of concern Any further investigation is left to the discretion of the client Improvement Correction Suggested f The framing post pier and or girder connections would be considered inadequate and or potentially vulnerable by current seismic and or construction standards While the construction methods used may have been acceptable at the time of construction it is now recognized that stronger connections are necessary to maintain the integrity of a dwelling in an earthquake In general the performance of older buildings is unpredictable in a seismic event Interested parties should consult with a qualified seismic contractor to discuss further evaluation and or upgrade options Floor Insulation Improvement Correction Suggested f ENERGY CONSERVATION UPGRADE Most of the visible portions of the under floor appear un insulated Please refer to the Insulation Energy Conservation Section for recommended upgrades Structural Elements Wall Structure Informational Comments Observations amp Conditions Wall Framing Dimen
6. Tile Roofing Institute Certified Installer Moderate Climates CREIA Certified Trainer Member National Fire Protection Association NFPA Member International Association of Electrical Inspectors IAEI ITA Educated Hyuk This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 99 Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Terms and Conditions of Use Client Ken amp Barbie Doll Property Address 111 Doll House Lane Malibu CA 94066 Date 12 3 2012 Terms and Conditions This report is not transferable and was written for the sole use and benefit of named Client This report is a work product and is copyrighted as of the date of this report It is the exclusive property of the Walker Property Evaluation Services and for the exclusive use of the clients whose names appear therein Any use without the express written permission of the Client and Walker Property Evaluation Services is expressly prohibited Unauthorized duplication and or distribution of use of or reliance on this report by any party other than the clients has the effect of all parties agreeing to hold harmless individually jointly and or otherwise the inspector the Company thei
7. amp Conditions 7 If children occupy or visit this residence the control key for the gas log starter in the fireplace should be kept beyond their reach The flexible gas connector is an older aluminum type connector This material should be considered obsolete as it may become brittle and or deteriorate with age and or exposure to natural gas Interested parties are encouraged to consult with a qualified contractor regarding upgrading the installation with a newer and safer stainless steel type connector Ornamental Gas Logs Functional Components amp Conditions This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 55 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm m The ornamental gas log fire responded to normal user controls and appears functional Safety Concern q If small children occupy or visit this residence the control key for the ornamental gas logs should be kept beyond their reach SR Service Recommended q SR The ornamental gas log fire appears to generate an excessive amount soot This generally indicates an issue with the assembly such as air gas mixture needs adjustment the burner needs cleaning adjustment that the flame is imping
8. f The bedroom is located at the rear left of the dwelling Doors Functional Components amp Conditions m The door in the bedroom is functional Floor Functional Components amp Conditions m The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Informational Comments Observations amp Conditions 7 Some of the floor was not visible due to furniture personal property etc The floor covering prevents a complete evaluation of the floor system No opinions are offered as to the conditions within inaccessible or concealed areas There are areas where the floors squeak when walked upon This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is typically cosmetic in nature and is rarely of any structural consequence realize that different people attach a different level of importance to such conditions Consequently would encourage any interested parties to walk the floor for themselves suggest that a qualified general contractor be consulted regarding possible remedial actions if this is of concern This report
9. installed in the panel as current standards would require As additional circuits are added to this panel it may be necessary to install a ground buss as part of the new circuit installation Upgrading the installation to meet current standards is recommended Sub Panel Rear Garage Size and Location Informational Comments Observations amp Conditions 7 LOCATION Garage PANEL SIZE 30 Amp 240 VAC NOTE The panel capacity is an estimate only based on the apparent ampacity of the supply wires Interested parties desiring further information may with to consult with a qualified electrician regarding this issue Sub Panel Informational Comments Observations amp Conditions 7 The electrical panel does not appear to be an original installation When an electrical panel is replaced installed a building permit and inspection is required Interested parties are encouraged to obtain copies of all installation documentation and a full permit history for the property These documents should confirm that the installation was made with benefit of a permit and installed by a qualified electrical contractor with appropriate jurisdictional oversight There are no minimal unused slots in this panel to allow adding new circuits Adding additional circuits may entail upgrading the circuit breakers upgrading the panel to a higher capacity panel and or adding a sub panel Interested parties desiring further information should consult a qualified electrician Thi
10. or appear to be at the ends of their service lives The report may include the Inspector s recommendations for correction or further evaluation C Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure Il Standards of Practice SECTION 1 Foundations Basements and Under floor Areas A Items to be inspected Foundation system Floor framing system Under floor ventilation Foundation anchoring and cripple wall bracing Wood separation from soil Insulation B The inspector is not required to Determine size spacing location or adequacy of foundation bolting bracing components or reinforcing systems Determine the composition or energy rating of insulation materials SECTION 2 Exteriors A Items to be inspected Surface grade directly adjacent to the buildings Doors and windows Attached decks porches patios balconies guardrails stairways and their enclosures Wall cladding and trim Portions of walkways and driveways that are adjacent to the buildings Fencing and other barrier components which restrict access to any pool or spa B The inspector is not required to Inspect door or window screens shutters awnings or security bars Inspect fences or gates or operate automated door or gate openers or their safety devices Use a ladder to inspect systems or components Determine adequacy of any pool or spa
11. 2012 Inspection Narratives Page 4 SCOPE OF WORK This general property inspection was performed in accordance with the CREIA Standards of Practice A property inspection is not technically exhaustive and is non invasive It is limited to the visible and accessible areas of the property It is distinct from a specialist inspection which generally require very specialized knowledge equipment licensing training are costly and often involve laboratory analysis By contrast a general property inspection is completed in a few hours and at a fraction of the cost Consequently a general inspection report can not be as comprehensive as a specialists report nor is it intended to be The goal is to identify visible defects or adverse conditions that in the opinion of the inspector might result in injury or lead to costs that could have a significant impact on the overall evaluation of the property and to alert you to the need for a specialist to perform further evaluation No inspection can eliminate all the risk associated with the purchase of real estate This report reflects the condition of the components and system as observed at the time of inspection Perfection is not to be expected Rather the components and systems should function as intended and or meet a reasonable standard of installation This takes into consideration the age of the dwelling and the predictable wear that occurs naturally over time with use Cosmetic or predictable wear iss
12. Doors Functional Components amp Conditions m The sliding glass doors are tempered and in acceptable condition Safety Concern q PROPERTY SAFETY ADVISORY The sliding glass door s in this area open to a balcony stair landing or other areas that may pose a fall hazard especially to small children Interested parties are encouraged to install secondary latches or safety stops on the doors as a property safety upgrade Any such installation should not inhibit emergency egress and should conform to all appropriate rules governing this issue Please refer to the Exterior section for further information recommendations Closets Functional Components amp Conditions m The bedroom closet and its components are functional Lights Functional Components amp Conditions m The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions m The accessible receptacles are functional Informational Comments Observations amp Conditions 7 Furniture and or personal belongings prevented access to some of the receptacles in this area Interested parties should independently confirm the proper operations of any such receptacles Improvement Correction Suggested 7 There are 3 wire ground type receptacles installed that appear to be installed in a 2 wire ungrounded wiring system The use of 3 wire receptacles in an ungrounded installation is an improper practice Please refer to the electrical s
13. Functional Components amp Conditions m The visible accessible portions of the cabinets appear in generally serviceable condition Informational Comments Observations amp Conditions z There are dry stains and or indications of prior moisture at the base of the sink cabinet There was no apparent moisture visible at the time of inspection This area may be noted in the WDO report suggest monitoring the area for indications of moisture and servicing as needed Sink Countertop Functional Components amp Conditions m The countertops are a stone material The countertops appear in serviceable condition with no significant issues apparent Stone is porous by nature and will require routine maintenance to maintain appearance and water seal This should be considered part of your normal property maintenance This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 69 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Sink Faucet Valves amp Connectors Trap amp Drain Functional Components amp Conditions f The bathroom sinks and their components are functional except as noted elsewhere SR Service Recommended 7 There is an audible water hammer thump and or ban
14. Glazed Single Pane Combination NOTE Living Conditioned Areas Only Limited to Accessible Areas Green Tip GREEN TIP Some of the accessible windows installed are single pane windows Single pane type of windows are far less energy efficient than newer double pane windows They also filter out much less neighborhood noise than double pane widows Current state of the art windows utilize Low E glass with sophisticated reflective coatings Some have triple pane glazing to further improve the energy efficiency of the installation Upgrading the older windows is a green option that you might consider as remodeling renovations or repairs occur over time Bottom Line Improvement Possible may be worth the investment in some cases This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 24 m m Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Heating amp Cooling Systems Green Tip GREEN TIP MEDIUM EFFICIENCY This furnace is an induced draft forced air furnace This type of system is designed to yield approximately 80 to 85 percent operational efficiency This means that for every dollar of gas the system uses approximately 80 85 cents of heat is available
15. Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm The panel case and neutral buss do not appear to be bonded as required and should be serviced Continued Service Fanel This iss common Style of panelboard When ueed ss a services the white neutral and the bare or green equipment grounds MUST be bonded together This connecticn is essential te the sate operation of the grounding system HALE S MPN AA 62004 Cude Cheick Service Panel 1724 Size and Location Informational Comments Observations amp Conditions LOCATION Unit Service At Main Service SIZE 100 Amp 220 VAC panel The panel capacity is an estimate only based on the apparent rating of the over current protection device that protects the panel Interested parties desiring further information may wish to consult with a qualified electrician regarding this issue Main Panel Informational Comments Observations amp Conditions q q CLIENT ADVISORY The electrical circuit labeling does not appear to conform to current standards Generally accepted electrical safety standards require that ALL circuits be clearly identified so that in an emergency the appropriate circuit can be readily identified Circuit labeling should clearly identify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom The labels should be permanent Interested
16. Stair Rails Safety Concern The stair handrails appear to be older and conform to less safe construction practices Current safety standards require an easily graspable handrail at a height between 34 and 38 inches The handrails should be continuous from top to bottom and the ends should return to the wall to avoid snagging clothing purses etc suggest that appropriate precautions be used Upgrading is recommended Please be aware that significant modifications in this area may trigger a mandatory upgrade of this area Lights Functional Components amp Conditions The lights in the area of the stairs and landing are functional __ Improvement Correction Suggested The glass light cover was not installed at the time of inspection and should be replaced Smoke amp CO Alarms _ Improvement Correction Suggested recommend installing a smoke detector at the top of the stairs in order to bring the installation into conformance with current safety standards While this may not be required smoke alarms are an inexpensive and effective safety feature recommend that all smoke alarms be replaced with photoelectric type alarms Laundry General Laundry Room Comments Informational Comments Observations amp Conditions In accordance with CREIA standards the operation of clothes washers or dryers is not part of this inspection perform a visual inspection of the water hook ups drains fuel power sources and accessible areas of th
17. Standing Surface SR Service Recommended SR One or more fixture drains are slow blocked It is recommend that a qualified plumbing contractor evaluate and service any drains with flow issues as needed Please refer to the body of the report for specific locations and or conditions This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 29 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm q SR There are one or more sinks and or fixture drains that appear to leak Please refer to the body of the report for specific areas locations recommend that a qualified plumbing contractor evaluate and service any leaks as needed Waste Clean Out Location Informational Comments Observations amp Conditions MAIN CLEANOUT LOCATED AT Garage MAIN CLEANOUT LOCATED AT Driveway Area MAIN CLEANOUT LOCATED AT Rear Exterior SECONDARY CLEANOUT LOCATED AT Garage NOTE Due to restricted limited access exterior flatwork site grading etc may not have located all the sewer clean outs in the dwelling Interested parties should consult with the occupants and or a qualified plumbing contractor for additional information Sanitary sewer cleanouts may not be
18. The countertop is a stone material and appears in serviceable condition with no significant defects apparent Stone is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of normal homeowners maintenance Cabinets Functional Components amp Conditions The visible accessible portions of the built in cabinets appear in serviceable condition This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 63 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles Functional Components amp Conditions m The accessible receptacles are functional Informational Comments Observations amp Conditions 7 Furniture and or personal belongings prevented access to some of the receptacles in this area Interested parties should independently confirm the proper operations of any such receptacles Improvement Correction Suggested 7 There are fewer convenience receptacles installed than would be required under current standards Interested partie
19. There was moisture visible at the time of inspection This area may be noted in the WDO report suggest monitoring the area for indications of moisture and servicing as needed Sink Countertop Functional Components amp Conditions m The countertops are a stone material The countertops appear in serviceable condition with no significant issues apparent Stone is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of your normal property maintenance Sink Faucet Valves amp Connectors Trap amp Drain _ Components amp Conditions Needing Service Evaluation There is a leak visible at the sink drain recommend that a qualified plumbing contractor evaluate and service as needed Stall Shower Functional Components amp Conditions m The shower is functional and the enclosure includes safety glass as required When tested observed adequate flow from the showerhead The draw at the drain appears adequate uninhibited Interested parties desiring further information should consult with a qualified plumbing contractor _ Informational Comments Observations amp Conditions The area around the spigot handles and or shower head etc should be properly sealed to forestall moisture intrusion We noted one or more shower valve handles that appear loose or improperly installed seated and should be properly secured The trap assembly for the shower is not
20. Time 12 3 2012 9 00 am to 2 30 pm further information should consult with a qualified plumbing contractor Built in Electric Oven Functional Components amp Conditions m The electric oven is functional The unit responded to normal user controls when tested test appliances for basic functionality only The unit was not tested in all cooking modes i e specialty modes like self cleaning convection cooking features etc The oven thermostat calibration was not tested nor was the cooking performance of the unit Exhaust Fan or Downdraft Functional Components amp Conditions m The exhaust fan or downdraft responded to normal user controls and appears functional Dishwasher Functional Components amp Conditions m The dishwasher responded to normal user controls when tested The unit appeared to progress through a typical wash cycle and is believed to be functioning as intended The dishwasher includes the mandated air gap valve The cleaning performance was not verified Improvement Correction Suggested The drain hose for the dishwasher does not slope properly towards the drain connection Improper slope result contribute to a build up of debris in the drain hose blockages in the drain line etc An indication of a blocked drain hose would be water leaking from the sink top air gap fitting suggest modifying the drain hose installation to provide a positive slope towards the drain Interested parties desiring further information and
21. _ Improvement Correction Suggested q m m There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Safety Concern The grillwork on the heating unit can become extremely hot when in operation and can pose a fire and or burn hazard recommend that proper clearances be maintained to furnishings carpet personal property and or any potentially combustible materials Please refer to the manufacturers installation instructions for specific requirements Smoke amp CO Alarms Functional Components amp Conditions A smoke alarm is present as recommended required All smoke alarms should be tested periodically per the manufacturers instructions If the alarm uses a battery the battery should replaced bi annually to insure safe operation of the unit The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms Kitchen Cabinets Functional Components amp Conditions The visible accessible portions of the kitchen cabinets appear in generally serviceable condition _ Improvement Correction Suggested There are inadequate insufficient clearances between the cooking surface and the underside of the cabinets Current standards recommend that there be a minimum of thirty inches to any combustible unprotected
22. a generalist and is not a substitute for a qualified specialists inspection There are several basic types of fireplaces found in this area metal flue with a tile liner masonry and pre fabricated listed or factory built assemblies The metal with tile liners are generally found in dwellings built in the 1940 1960 time frame These units should not be confused with factory built fireplaces Masonry and factory built units are the most commonplace with the factory built systems being used widely in most new construction In all systems significant portions of the flue cannot be properly inspected during a limited field inspection The Chimney Safety Institute of America reported in 1992 The inner reaches of a flue are relatively inaccessible and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light This inspection of fireplaces is limited to the areas that can be viewed without dismantling any of system and does not include the use of specialized equipment In keeping with CREIA standards do not stress test push masonry chimney systems those tests are of limited value and are not conclusive do not guarantee the structural integrity or operational safety of a system No opinions are offered as to the conditions within concealed or inaccessible areas All flue systems should be video scanned as part of an NFPA Level Il inspection as that is the most reliable met
23. a qualified electrical contractor with appropriate jurisdictional oversight There are no minimal unused slots in this panel to allow adding new circuits Adding additional circuits may entail upgrading the circuit breakers upgrading the panel to a higher capacity panel and or adding a sub panel Interested parties desiring further information should consult a qualified electrician Improvement Correction Suggested This panel appears to be undersized for the size and the potential loads imposed by the dwelling suggest that consideration be given to upgrading the system to a larger capacity panel that will allow room to This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 42 m m m q Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm expand Interested parties should consult a qualified electrician with a view to upgrading the service NOTE The circuit labeling does not appear to conform to current standards Generally accepted electrical safety standards require that ALL circuits be clearly identified so that in an emergency the appropriate circuit can be readily identified Circuit labeling should clearly identify the system or area served in a man
24. are undertaken over time Significant modifications or repairs to this system may trigger mandatory upgrades to this and other components Surround or Mantle Functional Components amp Conditions m The fireplace mantle and or surround appears in acceptable condition Informational Comments Observations amp Conditions The area above the fireplace opening is subject to significant heat Care should be take in hanging any items from a mantle such as holiday decorations etc Any combustible items in close proximity to the opening may pose a safety fire hazard Gas Valve and Connector Informational Comments Observations amp Conditions 7 A gas supply pipe appears run to the enclosure It is beyond the scope of this inspection to verify whether the gas pipe is functional Interested parties desiring further information should consult with a qualified plumbing contractor This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 58 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Living In accordance with CREIA standards of practice this inspection of the interior living space includes the visible accessible areas of walls floors cabinets and closets The inspect
25. areas locations Au Pair Living Area NOTE The heaters are controlled via individual controls There is no master thermostatic control Safety Concern The grillwork on the baseboard units can become extremely hot when in operation The unit poses a burn hazard Caution is recommended in this area especially should children be present There are furnishings drapes and or other combustible materials installed in close proximity to one or more of the heating units This poses a potential fire safety hazard It is important to maintain proper clearances to these units for fire safety reasons Please consult with the manufacturers installation instantiations for the clearance requirements It is recommend that the installation be modified furnishings be relocated as necessary to establish proper clearances The units will also function more efficiently as they rely on air circulation to move warm air into the room This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 53 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Fireplace This evaluation of the fireplaces chimneys etc are performed in accordance with CREIA Standards of Practice The inspection is that of
26. as the dwelling is once again occupied and have any abnormal conditions further evaluated serviced as needed This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 91 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm OCCUPIED No TYPE Studio _ FE Further Evaluation Recommended The primary access to this unit is through the garage This appears contrary to generally accepted construction standards The primary emergency egress path should not be through a garage It is recommended that the permit history for the property be reviewed recommend that the installation be modified as needed to ensure the safety of the occupants and conformance with current standards Unit Designation amp Location Informational Comments Observations amp Conditions This unit is commonly referred to as 1724 Living General Comments Informational Comments Observations amp Conditions q m m m q This area appears to have been part of a remodel and or addition Please refer to the general conditions and comments section for additional information and recommendations Safety Concern The living room area should not be used as a sleeping area Th
27. be considered routine property maintenance Interested parties may wish to consult with a qualified general contractor regarding adding secondary drainage as repairs or renovations of this area are undertaken over time Ventilation Well Informational Comments Observations amp Conditions The general design of the installation precluded verifying the presence absence of a drain Interested parties should independently verify the presence of drains Due to the location and the possibility of moisture infiltration periodic maintenance is strongly recommended Interested parties should consult with a qualified trades person for additional information and or service General Exterior Door Slider amp Window Comments Informational Comments Observations amp Conditions NOTE There are exterior doors sliding doors windows and or skylights that do not appear to be original to the property In general local jurisdictions require permits for significant work such as sliding door exterior door skylight installations replacements Permits are required for windows where the exterior cladding is disturbed Some jurisdictions require permits for replacement type windows as well It is recommended that a full permit history on the property and copies of all relevant documentation etc be obtained Please refer This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printe
28. be installed Gas appliances may be less expensive to operate than electric The installation of a gas line will require a building permit Interested parties desiring further information on the costs etc to install a gas connection should consult with a qualified plumbing contractor 220 Volt Receptacle Informational Comments Observations amp Conditions A 220 volt receptacle for an electric clothes dryer is present but was not tested The 220 VAC installed is a older 3 wire design Some electric dryers may use newer 4 wire plugs and may require a conversion kit to work with this older style receptacles These kits are generally available from the appliance manufacturer Interested parties desiring further information should consult with a qualified electrical contractor Dryer Vent General Maintenance amp Periodic Maintenance Item q Periodic Cleaning is Critical to Safe Operation of the Clothes Dryer Periodic inspection and cleaning of the dryer and vent system is strongly recommended Lint build up in the dryer and vent system pose a significant fire and safety risk Dryer related fires are one of the top ten causes of residential appliance related fires in the US Each year there are for nearly 15 500 residential dryer related fires that result in significant property damage and around 400 injuries Please refer to the manufacturers instructions the specific maintenance requirements for your dryer Failure to properly maintain the appli
29. cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of your normal property maintenance Sink Faucet Valves amp Connectors Trap amp Drain Informational Comments Observations amp Conditions f The mechanical sink stopper will need to be serviced or adjusted to work well SR Service Recommended 7 The bathroom sink drain is slow and should be serviced Interested parties should consult with a qualified plumber for any necessary service Toilet Functional Components amp Conditions m The toilet is functional When flushed the draw at the drain appears adequate uninhibited There were no indications of current leakage moisture at the water supply valve fittings Interested parties desiring further information should consult with a qualified plumbing contractor Exhaust Fan Functional Components amp Conditions m The bathroom exhaust fan is functional Lights Functional Components amp Conditions m The bathroom lights are functional Improvement Correction Suggested The lighting in this area does not appear to conform to current energy conservation standards Upgrading the lighting is suggested Please refer to the general electrical comments section for additional information and recommendations Receptacles Functional Components amp Conditions m The receptacles are functional and include ground fault protection as required Per the manufacturers instructions all GFCI receptacles
30. disconnect and a thermal overload fuse SSU as required Thermostat Functional Components amp Conditions m When tested the thermostat responded to normal user controls and appeared to function as intended It is beyond the scope of this inspection to verify the accuracy calibration of a thermostat Nor is it possible to determine if the thermostat is one approved by the manufacturer for use with the attached system Interested parties desiring further information should consult with a qualified HVAC contractor Registers Functional Components amp Conditions m The registers appear functional Informational Comments Observations amp Conditions RETURN AIR REGISTER LOCATION S Hall Floor NOTE It is important for the proper operation of the system to never obstruct the return air opening To do so will not only reduce the efficiency and airflow of the heating system and may actually reduce the life of the system Type of Air Distribution Ductwork Informational Comments Observations amp Conditions TYPE COMBINATION OF MATERIALS Plastic Flexible Insulated This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 50 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 a
31. energized when in fact the circuit is still fully or partially energized While some of the bad press these panel have gotten was never born out statistically these systems are older and should be considered obsolete Replacement components may be difficult to find and or will be expensive Certain newer types of breakers such as Arc This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 38 m Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Fault Circuit Interrupter AFCI breakers are not available for this type of panel recommend that only qualified electricians work on this panel and that consideration be given to upgrading it to a modern panel as renovation and or repairs are undertaken Interested parties desiring further information should investigate this issue online or consult with a qualified electrical contractor have found the information available at www inspect ny com to be useful Exterior Cover Panel Functional Components amp Conditions The exterior cover for the main electrical panel is in acceptable condition Wiring Informational Comments Observations amp Conditions Portions of the panel wiring that appear to be an old
32. etc should be serviced Due to the weather the manufacturers recommended painting intervals should be closely followed If anything it would be prudent to paint the exterior a little more frequently than would be recommended under normal conditions Interested parties desiring further information and or service should consult with a qualified painting contractor Improvement Correction Suggested 7 The stucco extends down to the soil without the benefit of a weep screed The weep screed allows any moisture behind the exterior walls to drain to the exterior Isolating the stucco from grade also helps to prevent wood destroying organisms from entering the dwelling and isolates the stucco from the soil which inhibits the wicking effect of moisture being drawn up into the stucco This also allows the stucco to move independently of the foundation and helps to minimize plate line cracks that are often seen near the base of many stuccoed walls While common in older installations current standards require the installation of a weep screed for all stucco installations This condition may be noted in the WDO report recommend that the installation be upgraded as repairs and or renovations are undertaken Interested parties desiring further information should consult with a qualified general contractor 2 layers Stucco paper COALS Weep Wire Scratch acreed Brown Finish Water exits from edge not through holes 4 in min t
33. floor is carpeted and appears in generally serviceable condition with wear tear and or cosmetic issues commensurate with both age and use Informational Comments Observations amp Conditions m q q There were areas with audible squeaks when walked the floors This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is cosmetic in nature and is rarely is the result of structural issues Different people may attach a different level of importance to such conditions Interested parties are encouraged to walk the floor for themselves suggest that a qualified general flooring contractor be consulted regarding possible remedial actions if this is an area of personal concern Walls and Ceiling Functional Components amp Conditions The walls and ceiling appear in generally serviceable condition Treads amp Risers Safety Concern The treads and risers do not appear uniform and pose a potential trip hazard The treads are those components on which a person steps on For safety reasons current standards require the treads to be a minimum of 10 in depth with a stair nosing and at least 11 on treads with no nosing The rise is the vertical rise between the steps The rise should be no more than 7 3 4 and no less than 4 Also the total variance in rise between any steps in the run must not exceed 3 8 recommend that th
34. fully accessible visible and could not be fully evaluated Generally accepted plumbing practices require that the slip joints on drain connections be accessible for service replacement It is suggested that any such installations be brought into conformance with applicable current standards Interested parties desiring further information should consult with a qualified plumbing contractor This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 95 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm General Maintenance amp Periodic Maintenance Item recommend periodic inspection and resealing of the enclosure joints seams This extends the life of the enclosure It is recommended that routine maintenance be performed at least once a year as part of your normal property maintenance Interested parties desiring further information or service should consult with a qualfied trades person _ SR Service Recommended The showerhead in the tub shower leaks in use and should be serviced as needed suggest that a qualified trades person service as necessary _ Improvement Correction Suggested The showerhead points towards the door This is not recommended as i
35. garage Service Recommended In Law Unit Au Pair Unit Living Receptacles e One or more receptacles are installed with insufficient clearances to a baseboard heating unit Bathroom Sink Faucet Valves amp Connectors Trap amp Drain e There is a leak visible at the sink drain Service Recommended Exhaust Fan q The bathroom exhaust appears improperly terminated in the garage Receptacles q The GFCI receptacles did not trip and or reset properly when tested and should be serviced This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Overview Page 3 Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Home nspection sanbrunocable com PROPERTY INSPECTION REPORT Prepared Exclusively For Ken amp Barbie Doll INSPECTION ADDRESS 111 Doll House Lane Malibu CA 94066 INSPECTION DATE 12 3 2012 9 00 am to 2 30 pm NOTICE TO THIRD PARTIES The inspection was performed for the sole benefit and reliance of the named Client and is nontransferable No other intended users are identified The report is issued subject to the terms conditions and limitations under which the inspection was performed which are attached hereto and incorporated by reference herein An
36. inspect ny com to be useful Exterior Cover Panel Functional Components amp Conditions The exterior cover for the main electrical panel is in acceptable condition Wiring Functional Components amp Conditions The wiring in the electrical panel appears to be functioning as intended There were no adverse conditions apparent at the time of inspection Informational Comments Observations amp Conditions As noted elsewhere portions of the wiring in the dwelling is older The wiring types methods used appear obsolete i e Knob amp Tube cloth and or rubber insulated wire etc There are older general purpose circuits protected with 20 Amp over current protection The insulation on older original wiring has no doubt degraded with age Even though these wires may originally have been designed for 20 Amp circuit protection the older insulation may no longer provide adequate protection recommend that all circuits with older wiring be upgraded to modern wiring or that at a minimum that the circuit overcurrent protection be downgraded to smaller 15 Amp circuit protection as a property safety upgrade Interested parties desiring further information or service should consult with a qualified electrical contractor Circuit Protection Informational Comments Observations amp Conditions q There are fewer electrical circuits installed in the electrical panel than current standards would deem necessary While not unusual in an older i
37. loose during storms recommend periodic inspections and timely repairs of any minor deterioration and or to forestall any moisture intrusion The stone covering on a gravel roof provides important protection from the sun Without this protective stone covering the base roofing material will deteriorate wear faster than areas with protection We noted several areas on the roof where portions of the gravel have washed away and exposed the base material It is suggested that any such areas be covered to maximize the useful life of the roof Periodic maintenance is recommended on this type of roof as the gravel will tend to wash away over time as part of the normal aging process Interested parties desiring further information should consult with a qualified roofing contractor With Slate Roof Sections Informational Comments Observations amp Conditions _ FE Slate tile roofs are among the most expensive and most durable of all roofs In some cases the material may last 75 years or more Generally the material is warranted by the manufacturer to last for 50 years or more The installers will typically guarantee the installation against leakage for 3 to 5 years The actual life of the roof will vary depending on a number of interrelated factors such as the quality of the material and the methods of installation Like other pitched roofs slate roofs are not designed to be waterproof only water resistant and are dependant on the integrity of the
38. mastic sealant should be considered temporary in nature It will be necessary to periodically reseal the area to insure that the installation performs as intended recommend that a qualified roofing contractor evaluate and service as necessary to insure conformance with current standards Crown or Termination Cap Functional Components amp Conditions m The metal termination appears to be functional Weather Cap Improvement Correction Suggested There is no weather cap installed on the chimney A properly installed weather cap will limit moisture intrusion into the flue and extend the life of the flue chimney Current standards would require the installation of an approved weather cap spark arrestor on any new modified installations recommend the installation of a listed weather cap spark arrestor on the system to bring the installation into conformance with current standards Interested parties desiring further information and or service should consult with a qualified fireplace specialist Spark Arrestor Improvement Correction Suggested a The chimney does not have a spark arrestor installed Installation of a listed spark arrestor will control the exhausting of embers etc from the flue and minimize the risk of fire during fireplace operation Certain homeowners insurance carriers may require the installation of a listed weather cap spark arrestor as a condition of insurance Current fire safety standards require the installation of an approved spa
39. moisture Interested parties desiring further information and or service should consult with a qualified foundation contractor of specialist PERIODIC INSPECTION There are several vertical cracks in the poured concrete walls that appear to be from hairline to less than 1 8 These may be attributable to shrinkage age related settling site movement and or other related issues Generally speaking cracks that are less than 1 8 and do not exhibit rotation and or other signs of active movement are not generally regarded as being an area of concern It is recommended that the foundation be inspected periodically for any change in condition especially any existing cracks as they may move imperceptibly over time In our opinion given the limitations of the inspection the age and conditions observed no service to the existing cracks appears required necessary recommend periodically inspecting monitoring the foundation for change over time am a generalists and am not a specialist registered design professional Interested parties that are concerned about this issue and or that desire further information should consult with an appropriate registered design professional This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page
40. or Arbor Functional Components amp Conditions The trellis pergolas arbors appears to be in generally serviceable condition Atrium _ Functional Components amp Conditions The atrium wall coverings appear in serviceable condition with cosmetic wear and tear commensurate with age The floor appears generally serviceable with wear and tear commensurate with age and use Informational Comments Observations amp Conditions Some or all of the atrium appears built over living space Periodic maintenance of such areas is important to prevent moisture intrusion into the living spaces below suggest that all exterior surfaces joints seams drains etc be inspected annually and cleaned and or sealed as necessary as part of your routine property maintenance General Maintenance amp Periodic Maintenance Item The tile grout and or caulking should be inspected periodically and serviced as needed Periodic maintenance is important to ensure the proper performance of the installation A qualified tile contractor should service on an as needed basis The atrium includes one or more area floor drains that should be vigorously flushed periodically to ensure proper flow _ Improvement Correction Suggested Drainage for the atrium is provided via a single drain and or scupper It is imperative that the floor surface be kept clean and free of leaves and or debris and that the drain be kept clear or moisture intrusion is likely to occur This should
41. or property including but not limited to the presence of asbestos radon lead urea formaldehyde fungi molds mildew PCBs or other toxic reactive combustible or corrosive contaminants materials or substances in the water air soil or building materials am not qualified to detect the presence of Chinese Drywall Accordingly the issue of Chinese Drywall and its potential problems are beyond the scope of the inspection The Inspector is not liable for injury health risks or damage caused or contributed to by these conditions GENERAL PROVISIONS The written report is not a substitute for any transferor s or agent s disclosure that may be required by law or a substitute for Client s independent duty to reasonably evaluate the property prior to the close of the transaction This inspection Agreement the real estate inspection and the written report do not constitute a home warranty guarantee or insurance policy of any kind whatsoever No legal action or proceeding of any kind including those sounding in tort or contract can be commenced against Inspector Inspection Company or its officers agents or employees more than one year from the date Client discovers or through the exercise of reasonable diligence should have discovered the cause of action In no event shall the time for commencement of a legal action or proceeding exceed two years from the date of the subject inspection THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY
42. or service should consult with a qualified trades person Lights Functional Components amp Conditions m The lights in the kitchen responded to normal user controls when tested and appear functional Improvement Correction Suggested 7 The lighting in this area does not appear to conform to current energy conservation standards Upgrading the lighting is suggested Please refer to the general electrical comments section for additional information and recommendations Receptacles Informational Comments Observations amp Conditions One or more receptacles were obstructed by personal belongings or other items and could not be tested Interested parties should independently confirm the proper function of any inaccessible receptacles Improvement Correction Suggested 7 The receptacles were all functional when tested However the installation appears to conform to older construction guidelines Some of the convenience receptacles do not appear to include ground fault GFCI protection GFCI protection is an important safety feature and is required under current safety standards recommend that all high risk area convenience receptacles be upgraded to include ground fault protection as a safety upgrade Significant repairs renovations may trigger mandatory upgrades to the area Interested parties are encouraged to consult with a qualified electrical contractor for further information and or service There are fewer convenience receptacles installed than requi
43. parties should consult with a qualified electrical contractor for service The electrical panel does not appear to be an original installation When an electrical panel is replaced installed a building permit and inspection is required Interested parties are encouraged to obtain copies of all installation documentation and a full permit history for the property These documents should confirm that the installation was made with benefit of a permit and installed by a qualified electrical contractor with appropriate jurisdictional oversight The main panel access does not have thirty six inches of clear space in front of it to facilitate an emergency disconnect a condition which should be corrected Components amp Conditions Needing Service Evaluation There are open or improperly sealed knockouts in the front cover that should be sealed with rated covers for safety reasons Any openings in the front panel cover expose the underlying energized electrical components buss wiring This poses a potential electrical shock hazard recommend that a qualified electrical contractor evaluate the installation and service seal the panel as needed Safety Concern NOTICE The main electrical panel was manufactured by Federal Pacific Electric Co FPE FPE panels use Stablok breakers that have a reputation for poor reliability and safety related issues The obsolete design of the FPE panel and the FPE Stablok breakers makes them prone to poor electrical connection
44. person _ SR Service Recommended SR Some of the smoke detectors may not be in the location recommended by the manufacturer Generally smoke alarms should be installed near the center of the room and at the high point in a vaulted ceiling Where there is more than a twenty four inch difference in ceiling height an additional smoke detector may be recommended near the room door entry area Improvement Correction Suggested NOTE The installation of combination smoke CO alarms is not recommended Should a combination unit fail or in battery only units the battery die there is NO protection The use of combination lonization CO alarms is not recommended under any circumstances due to the poor performance of ionization technology It should be noted that combination alarms do meet the legal requirements in most cities areas This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 98 CERTIFICATIONS AND AFFILIATIONS Master CREIA Inspector MCI California Real Estate Inspection Association Master CREIA Inspector 0107 ASHI Certified Inspector 246625 ICC Certified Residential Combination Building Inspector 5283444 R5 Member International Code Council 5236207 F LR E Service Certified Inspector FP 102
45. reviewed for both security and egress The evaluation of security issues is outside the scope of this inspection and all such issues are specifically disclaimed Any comments areas of concern noted are made for the convenience of the client only and are not intended to be comprehensive Interested parties desiring further information should consult with a state licensed locksmith or other appropriate specialist It is my understanding that this property has been unoccupied for a period of time It is likely that during this period major systems appliances the heating system the water heater etc have been dormant and or shut down for prolonged periods and that plumbing fixtures drains etc have been inactive or minimally used In general this is not recommended as these systems function better when used on a regular basis When systems such as furnaces water heaters etc unused for prolonged periods they may be subject to a higher than normal failure rate once normal usage resumes Plumbing water distribution piping and fixtures should be fully flushed as stagnant water in supply lines may accumulate debris organic matter etc Plumbing drain lines may dry out and be subject to blockages This inspection will test these systems for basic functionality where possible however our inspection represents the functionality at a point in time and cannot predict or warrant future functionality of these systems Interested parties should monitor all systems
46. should be tested periodically to ensure proper operation Interested parties desiring further information should consult with a qualified electrical contractor This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 74 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Common The evaluation of common areas is in accordance with CREIA standards of practice This includes a visual evaluation of the kitchen hallway stairs laundry and garage is similar to that of the living space inspect visible accessible areas of walls floors cabinets and closets and the testing of a representative number of windows and doors switches and receptacles pay particular attention to safety issues such as those involving electricity guards and the presence of tempered safety glass etc Kitchen General Kitchen Comments Informational Comments Observations amp Conditions f Most major built in appliances are tested for basic functionality in single mode of operation They are not evaluated for performance output efficiency etc Itis not possible to test appliances in all settings or cycles The manuals were not reviewed for conformance with the manufacturers installat
47. surface Lessor clearances may pose a fire safety risk and may also make use of the cooking surface with large pots pans difficult The specific clearance requirements are determined by the cooking unit manufacturer Determining the conformance of a specific installation to the manufacturers installation instructions is outside the scope of this inspection Correction Improvement is recommended to ensure conformance with the manufacturers requirements Interested parties should consult with a qualified general contractor for any further information and or necessary service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 93 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Counter Top Functional Components amp Conditions m The countertops are a stone material The countertops appear in serviceable condition with no significant issues apparent Stone is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of your normal property maintenance Sink Functional Components amp Conditions m The kitchen sink appears serviceable Faucet Functional Components a
48. the right Interested parties should periodically operate the valves to maintain proper functionality Washer Drain Informational Comments Observations amp Conditions f A washer standpipe drain is installed at the washer area was unable to test the functional flow of the clothes washer standpipe drain Drip Pan Informational Comments Observations amp Conditions f The clothes washer is located in the living area and has the recommended safety drip pan These are designed to minimize water damage should the clothes washer leak We do not verify the termination point or functional flow of the drain connection Even with a drip pan in place it is wise to monitor the area for any indications of moisture or leakage The drain for the drip pan appears to terminate in the garage area Under normal circumstances you should never see water in the pan or at the drain termination Interested parties should shut the power and water off to the appliance and call a service technician should moisture water be visible at these areas Gas Valve amp Connector Informational Comments Observations amp Conditions This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 84 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspec
49. the system and or otherwise independently confirm the proper operation of the system FE Further Evaluation Recommended 7 CLIENT ADVISORY was unable to positively verify that the electric circuit servicing the floor heating system is GFCI protected as generally required Interested parties should consult with a qualified electrical contractor for further information and or service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 97 q Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Life Safety Life safety systems generally include components such as smoke alarms carbon monoxide CO alarms fire sprinklers systems fire escape ladders fire extinguishers central fire alarm systems emergency lighting exit signage and other related systems The rules and regulations surrounding the installation maintenance and or inspections of life safety systems are complex and may vary by jurisdiction The evaluation of fire sprinkler and central monitored systems may require a state license specialist note the presence absence of smoke and CO alarms but do not verify the operation am a generalist and am not a specialist am not qualified to evaluate f
50. this is not recommended as these systems function better when used on a regular basis When systems such as furnaces water heaters etc unused for prolonged periods they may be subject to a higher than normal failure rate once normal usage resumes Plumbing water distribution piping and fixtures should be fully flushed as stagnant water in supply lines may accumulate debris organic matter etc Plumbing drain lines may dry out and be subject to blockages This inspection will test these systems for basic functionality where possible however our inspection represents the functionality at a point in time and cannot predict or warrant future functionality of these systems Interested parties should monitor all systems as the dwelling is once again occupied and have any abnormal conditions further evaluated serviced as needed The dwelling appears to have a security alarm system installed The evaluation of specialized equipment such as security systems is outside the scope of a CREIA compliant inspection Interested parties should independently confirm the proper installation operation of this system NOTE The interior floors exhibit some deviations from plumb or level at various areas This condition may not be apparent to the casual observer without the use of special tools Please refer to the Structure and Exterior sections of the report for additional information and or recommendations Further Evaluation Recommended San Francisco Property The Ci
51. to the manufacturers installation maintenance instructions for this system for any specific periodic maintenance or care recommendations Gas Appliance Vent and Termination Functional Components amp Conditions 7 The visible portions of the vent pipe and or termination cap appear in serviceable condition except as may be noted elsewhere Informational Comments Observations amp Conditions f Portions of the vent are routed through a wall cavity and or other concealed space No opinions are offered as to the conditions within inaccessible and or concealed areas Safety Concern q The appliance vent is located in an area subject to foot traffic The vent will become very hot in normal operation and poses a potential burn hazard Modifying the installation providing protection or other corrective action is recommended Please consult with a qualified HVAC or plumbing contractor for evaluation and service SR Service Recommended 7 SR The gas appliance vent is terminated less that 7 off the adjacent walking surface This does not appear to conform to current standards recommend modifying the installation for safety reasons Please consult with a qualified plumbing or HVAC contractor for additional information evaluation and or service Improvement Correction Suggested 7 Some of the vent connections are sealed with material tape not rated for use on gas appliances suggest that a qualified trades person evaluate and service the installation as nee
52. visible due to ashes wood debris etc No opinions are offered as to the conditions in concealed or inaccessible areas CLIENT ADVISORY Wood burning fireplaces account for over 30 of the smoke airborne pollution in the Bay Area The Bay Area Air Quality Management District BAAQMD has placed restrictions on the use of wood solid fuel fireplaces during designated Wintertime Spare the Air Days Use of this system on designated wintertime Spare the Air Days may result in penalties fines to the property owner Certain local fire departments may place additional restriction of the use of wood burning systems Interested parties should consult with the local jurisdiction having authority for information on local ordinances that might impact the use repair of the fireplace Further information is also available at www BAAQMD gov The general design of this system may make it sensitive operationally and subject to a potential smoking condition Smoking conditions may be difficult to diagnose and cure as they may vary depending many factors such as the weather conditions and or conditions within the dwelling If you intend on using the system it would be prudent to have a qualified specialist conduct an NFPA Level II investigation which includes evaluating the fireplace for performance to determine the extent of any issue and to what extent this might be a curable design issue Components amp Conditions Needing Service Evaluation j The interior of the fireplac
53. within inaccessible and or concealed areas Due to the limitations inherent in a visual inspection it is possible that conditions and or defects may not have been visible and gone undetected There are indications of recent painting and or repairs at various interior areas Paint may temporarily obscure stains cracks and or other issues that may later manifest themselves This inspection is strictly limited to the conditions visible in the dwelling at the time of inspection No opinions are offered as to the conditions within inaccessible concealed areas and or as to conditions that were not apparent at the time of inspection recommend that the locks be re keyed prior to occupancy and that all access points be reviewed for both security and egress The evaluation of security issues is outside the scope of this inspection and all such issues are specifically disclaimed Any comments areas of concern noted are made for the convenience of the client only and are not intended to be comprehensive Interested parties desiring further information should consult with a state licensed locksmith or other appropriate specialist It is my understanding that this property has been unoccupied for a period of time It is likely that during this period major systems appliances the heating system the water heater etc have been dormant and or shut down for prolonged periods and that plumbing fixtures drains etc have been inactive or minimally used In general
54. 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Bathrooms The evaluation of bathrooms conforms to CREIA standards of practice test plumbing fixtures for functional flow in accordance with generally accepted practices The inspection includes testing a representative number of windows and doors light switches and receptacles do not evaluate window treatments move furniture lift carpets or rugs empty closets or cabinets The evaluation of specialty systems such as floor heating systems steam showers saunas etc are excluded from the scope of work of this inspection It is beyond the scope of a general property inspection to flood leak test shower pans This area is the specific responsibility of the WDO inspector Be advised many WDO inspectors will not flood test shower pans installed over finished areas This is because the tests are inconclusive and due to the possibility of water damage Please refer to the WDO report for specific information on this issue No opinions are offered as to the conditions within concealed or inaccessible areas Master Bathroom General Comments Informational Comments Observations amp Conditions The bathroom appears to be either an remodel or part of one Please refer to the general conditions and comments section for additional information and recommendations Doors Functional Components amp Conditions m The door in the bathroom is functional Improvement Co
55. 7 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Stem Cracks Monitor Continued j Garage Interior Right Side Monitor Cripple Walls Informational Comments Observations amp Conditions 7 Portions of the cripple walls appear to have shear panels sheathing installed Cripple walls are the wood framed extension walls that run from the top of the foundation stem walls to the underside of the living area they may be as little as a few inches to many feet on a steeply sloped site Shear panels are typically plywood or OSB panels nailed to the inside portions of the cripple walls to provide additional strength and stiffness to the walls am not qualified to comment on the structural adequacy of the installation Interested parties desiring further information should consult with a design professional eae FS aoe was unable to verify the thickness and or grade of shear brace wall sheathing used in all areas as the manufacturers grade stamps were not visible in all of the accessible areas Interested parties should refer to the installation documentation and or the installation contractor for information on this subject Improvement Correction Suggested f The shear panels appear to have no ventilation holes as would be required under current construction guidelines These are holes drilled at the top and bottom of each stud bay to allow air
56. Components amp Conditions f The hot and cold water supply connections at the water heater appear serviceable No indications of moisture leakage were apparent The required cold water supply shut off valve is installed The functionality of the shut off valve was not verified Pressure Release Valve and Discharge Pipe Informational Comments Observations amp Conditions f The TPR discharges adjacent to the floor drain Periodic maintenance of the floor drain is recommended Gas Shut Off Valve and Connector Functional Components amp Conditions f Except as otherwise noted the gas supply valve and gas supply connector at the water heater appear properly installed The operation of the shut off valve was not verified as part of this inspection Improvement Correction Suggested i The gas feed pipe at the water heater appears marginally supported and or secured While this area does not appear subject to significant risk from impact or damage suggest that additional support and or protection be installed as a safety upgrade Current safety standards require that the gas pipe is properly supported to prevent damage recommend that the gas installation be brought into conformance with current standards as a property safety upgrade Interested parties desiring further information and or service should consult with a qualified plumbing contractor Combustion Air Supply Informational Comments Observations amp Conditions f The water heater appears to have
57. Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Lights Functional Components amp Conditions m The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions m The receptacles are functional This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 79 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm _ Improvement Correction Suggested There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Informational Comments Observations amp Conditions There is a return air register for the heating system is located on the floor Never obstruct the register opening Please refer to the heating section for additional information Smoke amp CO Alarms _ Functional Components amp Conditions m m m q m m A combination smoke CO alarm is present as recommended required All smoke and CO alarms should be tested periodically per the manufacturer
58. Informational Comments Observations amp Conditions Portions of the fences are obscured by foliage or other material which prevents a thorough inspection _ Improvement Correction Suggested The fence and or associated components are in direct contact with the building This is not recommended Fencing should be spaced away slightly or separated using metal flashing This may be noted in the WDO report Any direct wood contact with the dwelling may provide a potential entry point for wood destroying organisms WDO etc Interested parties should consult with the WDO report for any specific service recommendations Decks _ Functional Components amp Conditions The concrete masonry decks appear in generally serviceable condition except as may be noted elsewhere You may note cracks in the poured concrete decking flatwork etc These are generally the result of the curing process soil movement thermal expansion contraction etc In general this type of cracking would not be considered an area of concern Interested parties desiring further information should consult with a qualified concrete masonry contractor The wood deck has cosmetic wear and tear commensurate with age and use but appears in generally acceptable condition Areas of the decking appears weathered and may need of routine maintenance type service such as securing loose planks setting nails sanding or sealing all of which will prolong the life of the deck Interested partie
59. Informational Comments Observations amp Conditions f In accordance with CREIA Standards of Practice do not attempt to enter an attic that has inadequate access is restricted by ducts in which the insulation obscures the joists and or other conditions that may make the area unsafe to access In those cases will inspect the attic as best can from the access point When evaluating the type and amount of insulation installed on the attic floor use only generic terms and approximate measurements do not sample or test the insulation to determine its composition or insulating value do not move or disturb the insulation Insulation may obscure water pipes electrical conduits junction boxes exhaust fans and other components No opinions are offered as to the conditions within concealed or inaccessible areas Method of Evaluation Informational Comments Observations amp Conditions f The upper front attic areas were not accessible and could not be evaluated No opinions are offered as to the conditions within any concealed and or inaccessible areas Access Improvement Correction Suggested f There is no apparent access to the front upper attic area No opinions are offered as tot he conditions within inaccessible or concealed areas Improvement is recommended Please consult with a qualified tradesperson for service Framing Informational Comments Observations amp Conditions Portions of the roof framing are concealed by installed interi
60. LAW This Agreement shall be binding upon and inure to the benefit of the parties hereto and their heirs successors and assigns This Agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof and may be modified only by a written agreement signed by all of the parties hereto No oral agreements understandings or representations shall change modify or amend any part of this Agreement Each party signing this Agreement warrants and represents that he she has the full capacity and This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 100 authority to execute this Agreement on behalf of the named party If this Agreement is executed on behalf of Client by any third party the person executing this Agreement expressly represents to Inspector that he she has the full and complete authority to execute this Agreement on Client s behalf and to fully and completely bind Client to all of the terms conditions limitations exceptions and exclusions of this Agreement SEVERABILITY Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or unenforceable the remaining provisions of this Agreement shall remain in full force
61. P trap installed at a plumbing fixtures is designed to hold some discharge water in the trap this is to prevent sewer gases etc from entering the habitable spaces Trap maintenance primer devices are designed to inject small amounts of water into the traps on seldom used plumbing fixtures such as floor drains to prevent them from drying out Current plumbing standards require these devices on new installations suggest upgrading the installations as repairs or renovations are undertaken Interested parties desiring further information should consult with a qualified plumbing contractor One or more of the tub shower hydro spa trap assembly s are not fully accessible visible and consequently could not be fully evaluated Generally accepted plumbing practices require that any slip joints on drain connections be accessible for service replacement It is suggested that any such installations be brought into conformance with applicable current standards Interested parties desiring further information should consult with a qualified plumbing contractor _ Components amp Conditions Needing Service Evaluation q There is an plumbing vent riser at rear area that terminates too close to the standing surface Generally accepted plumbing standards require plumbing vents to terminate at least seven feet above the adjacent walking surface recommend that a qualified plumbing contractor evaluate and service as necessary Vent Terminated At Rear Deck
62. Practice Any such inspection shall comply with all other provisions of these Standards Include photographs in the written report or take photographs for Inspector s reference without inclusion in the written report Photographs may not be used in lieu of written documentation IV GLOSSARY of TERMS Note All definitions apply to derivatives of these terms when italicized in the text Appliance An item such as an oven dishwasher heater etc which performs a specific function Building The subject of the inspection and its primary parking structure Component A part of a system appliance fixture or device Condition Conspicuous state of being Determine Arrive at an opinion or conclusion pursuant to a real estate inspection Device A component designed to perform a particular task or function Fixture A plumbing or electrical component with a fixed position and function This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 104 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Function The normal and characteristic purpose or action of a system component or device Functional Drainage The ability to empty a plumbing fixture in a reasonable time F
63. RY The gas main does not have an automatic seismic gas shut off valve or other flow limiting device installed The installation of a gas seismic safety device is suggested as a safety upgrade These devices are designed to automatically shut off the main gas service to the dwelling when an earthquake occurs Please be aware that certain homeowners insurance carriers may require the installation of these safety devices as a condition of insurance Significant repairs renovations or a property transfer may trigger a mandatory upgrade requirement in certain jurisdictions Interested parties desiring further information should consult with a qualified plumbing contractor and or the local jurisdiction having authority Fuel Gas Piping Functional Components amp Conditions 7 The visible portions of the gas pipes appear to be in acceptable condition except as noted elsewhere Informational Comments Observations amp Conditions f Portions of the gas supply distribution piping and or systems do not appear original to the dwelling In general modifications to the gas piping systems require permits and inspections from the local authority having jurisdiction Interested parties should obtain a full permit history for the property This should This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evalu
64. Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Homelnspection sanbrunocable com INSPECTION OVERVIEW Client Ken amp Barbie Doll Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date 12 3 2012 Start 9 00 am End 2 30 pm Inspected by Skip Walker This Overview is a cursory preview of the report findings and should not be considered the only significant findings This Overview is never a substitute for reading the entire report nor is it a tacit endorsement of the findings that do not appear here It is important to thoroughly study the entire report and consult with other experts specialists as you deem necessary The client reader must establish their own priorities All further evaluation is at the sole discretion of the client reader Any further evaluation service repairs safety upgrades etc should be completed by licensed qualified specialists with the benefit of any necessary permits The prospective buyer is specifically cautioned to obtain any further evaluations information price quotes et cetera pertaining to the comments service and or safety recommendations made in this report before the removal of transaction contingencies These qualified specialists may well identify additional issues defects and or recommend additional upgrades the scope and price of which could effect your evaluation of the property NOTICE TO THIRD PARTIES The inspecti
65. a mandatory upgrade of this area Lights Functional Components amp Conditions The lights in the area of the stairs and landing are functional Lower Level Stairs General Comments Safety Concern The width of the stairway is restricted less than 36 inches This is not an unusual finding in an older home but it can be difficult to use and may pose a safety concern recommend restricting access to those capable of using the stairs safely Doors Functional Components amp Conditions The door in the stairway area is functional Safety Concern The lower door opens over a step or under sized landing This is acommon condition in older homes but may pose a safety hazard to the occupants Current standards would require that the door open over a platform that is the width of the door or open inward into the living space and would not allow a door to open over a step Caution should be exercised in this area suggest bringing the installation into conformance with current standards as a property safety upgrade This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 82 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm _ SR Service Recommended m m
66. a roofing company would have to perform a water test and issue a roof certification This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 20 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Informational Comments Observations amp Conditions 7 The composition shingle roof appears to be the same age as the main roof Flashings Functional Components amp Conditions m The visible portions of the roof flashing appear in serviceable condition Informational Comments Observations amp Conditions Portions of the roof were installed with no drip edge at the eaves and or edge of the roof which is recommended and without which the eaves become more susceptible to moisture damage General Maintenance amp Periodic Maintenance Item f Periodic inspection of the roof and flashing s are part of normal property maintenance Keeping the flashing s proper painted sealed will extend their life and reduce the risk of other issues A qualified roofing contractor should be consulted for inspections and for any necessary service Skylights Functional Components amp Conditions 7 There are one or more skylights installed on the roof Skylights are notoriously problematic and a
67. accordance with CREIA standards of practice the inspection of bedrooms includes the visually accessible areas of walls floors cabinets and closets and includes the testing of a representative number of windows and doors switches and receptacles evaluate windows for basic operation and attempt to confirm that at least one widow exterior door etc are capable of facilitating an emergency exit or egress do not evaluate window treatments move furniture lift carpets or rugs empty closets or cabinets may not comment on issues that appear cosmetic in nature may not comment on the cracks that appear around windows and doors or which follow the lines of framing members and the seams of drywall and plasterboard These cracks are generally a consequence of movement such as wood shrinkage settling and or seismic activity Such cracks will often reappear over time particularly if they are not properly repaired Master Bedroom Location Informational Comments Observations amp Conditions m m Bedroom Location Front Upper Level Doors Functional Components amp Conditions The doors in the bedroom are functional Informational Comments Observations amp Conditions The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components amp Conditions The floor is carpeted No apparent visible noteworthy issues noted Informational Comments Observations amp Conditions
68. al Comments Observations amp Conditions 7 The sub panel grounding methods appears consistent with the practices at the time of apparent installation Current electrical safety standards are more stringent Certain electrical work service on the panel may trigger mandatory upgrades to the installation Electrical Branch Circuits amp Wiring Distribution Type of Wiring Informational Comments Observations amp Conditions 7 Wiring Type Method amp Material Knob amp Tube Non Metallic NM Grounded cable also referred to by the brand name Romex Rigid amp Flexible Metal Conduit General Interior Electrical Wiring amp Conditions Informational Comments Observations amp Conditions 7 This property is older as such it will generally have fewer electrical receptacles installed in a given area room than current standards might require This is typical of older properties In some cases there may only be one or two receptacles installed in a room It is recommended that the reader take this into account and that consideration be given to upgrading the installation to meet current standards Interested parties should consult with a qualified electrician for any further information and or what would be required This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copy
69. alified HVAC contractor evaluate and service as necessary Lights Functional Components amp Conditions The lights responded when tested and appear functional This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 96 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Improvement Correction Suggested f The lighting in this area does not appear to conform to current energy conservation standards Upgrading the lighting is suggested Please refer to the general electrical comments section for additional information and recommendations Receptacles Components amp Conditions Needing Service Evaluation q The GFCI receptacles did not trip and or reset properly when tested using the manufacturers built in test function The receptacle s appears to be defective or improperly wired recommend that a qualified electrical contractor evaluate and service as necessary Floor Heating Informational Comments Observations amp Conditions 7 do not evaluate electric radiant floor heating systems and specifically exclude this component from the scope of this inspection Interested parties should consult with the occupants sellers as to the proper operation of
70. allation Components amp Conditions Needing Service Evaluation The neutral buss bar in the sub panel is required to float or be independent of the panel case ground system at a sub panel Under normal operating conditions the neutral wires carry any system electrical load imbalance or random current back to the utility power pole transformer By bonding the ground system to the neutral a condition is created where it is possible for connected devices downstream of the panel to become energized through the ground system This creates a potential safety hazard recommend that a qualified electrical contractor evaluate and service the installation as necessary to insure the proper and safe operation of the system _ Improvement Correction Suggested The ground connection is not bonded at the conduit bushing connection where the metal conduit connects to the panel as current electrical safety standards would require Upgrading the installation is recommended The grounding installation at the sub panel appears to conform to older standards There is no ground buss installed in the panel as current standards would require As additional circuits are added to this panel it may be necessary to install a ground buss as part of the new circuit installation Upgrading the installation to meet current standards is recommended Sub Panel A Size and Location Informational Comments Observations amp Conditions LOCATION Adjacent to the Main Pane
71. ally high amounts of corrosion If any are noted contacting a qualified general contractor to evaluate the deck and recommend appropriate measures Interested parties may wish to refer to www strongtie com and www osmose com for additional information General Maintenance amp Periodic Maintenance Item All wood decks require periodic maintenance and or service This includes such things as periodic cleaning sealing securing loose planks setting nails all of which will prolong the life of the deck All elevated decks balconies stairs or surfaces should be periodically inspected by a qualified design professional structural pest control operator and or general contractor for indications of deterioration and or damage to ensure the safety of the installation __ Improvement Correction Suggested q The masonry concrete decks and or associated areas may have areas where water may pond and or pool Generally accepted construction practices call for these installations to slope away from the structure with a minimum pitch of 1 8 per foot to provide positive drainage away from the structure Interested parties may wish to consult a qualified general contractor for further information on this condition There are areas where the wood decking walking surface appears weathered and or some deterioration is visible This may be noted in the WDO report Further action is left to the discretion of the client It is suggested that any service be complet
72. amp Conditions f LOCATION Garage lnterior A Main Electric Disconnect 71 Breakers to Terminat ALCP This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 37 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm PANEL SIZE 125 150 Amp 240 VAC NOTE The panel capacity is an estimate only based on the apparent size of the panel Interested parties desiring further information may wish to consult with a qualified electrician regarding this issue Main Panel E Informational Comments Observations amp Conditions By design this panel does not have a main electrical disconnect A main disconnect is not required when there are 6 or fewer hand movements required to terminate all power to the dwelling In an emergency you need to be able to quickly shut down power to the residence This installation requires that ALL breakers installed in the main panel must be shut off in order to terminate power to the dwelling If additional circuits are added to the panel a main disconnect may be required to be installed The electrical panel does not appear to be an original installation recommend obtaining copies of all installation documentation manuals
73. an adequate combustion air supply Combustion Chamber Informational Comments Observations amp Conditions The water heater is an FVIR type water heater The combustion chamber area is sealed and could not be evaluated FVIR water heaters are designed specifically to reduce the risk of accidental flammable vapor related fires Most FVIR water heater have air screens or baffles that require periodic cleaning Please refer to the manufacturers installation maintenance instructions for this system for any specific periodic maintenance or care recommendations Drain Valve Informational Comments Observations amp Conditions This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 33 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm There is a drain valve installed on the water heater The operation of the valve was not verified as part of this inspection The water heater should be flushed per the manufacturers instructions to forestall sediment build up in the tank Flushing the water heater usually involves connecting a garden hose from the drain valve to the exterior or a sink The system would be flushed by opening the valve for a period of time This flushes sedimen
74. ance with current standards Interested parties desiring further information and or service should consult with a qualified fireplace specialist This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 56 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Spark Arrestor Improvement Correction Suggested f The chimney does not have a spark arrestor installed Installation of a listed spark arrestor will control the exhausting of embers etc from the flue and minimize the risk of fire during fireplace operation Certain homeowners insurance carriers may require the installation of a listed weather cap spark arrestor as a condition of insurance Current fire safety standards require the installation of an approved spark arrestor weather cap on any new modified installations Current standards require the spark arrestor to have a vent area that is a minimum of four times the cross sectional area of the flue with a screen mesh opening that is between 3 8 and 1 2 recommend the installation of a listed weather cap spark arrestor on the system to bring the installation into conformance with current fire safety standards Interested parties desiring further information an
75. ance may potentially void the manufacturers and or any home warranty coverage More importantly improper maintenance can result in unsafe operating conditions Interested parties should consult with a qualified appliance service technician for additional information and or service SR Service Recommended SR The dryer vent run appears to be 14 feet or more Current standards would require smooth wall pipe for any run over 6 feet and would not allow longer than 14 feet The local authority having jurisdiction may grant exceptions where the attached appliance is rated for such use and or where the vent system is installed using approved engineering designs Excessively long runs and or turns make the vent system more prone to clogging with lint Improper dryer vent installations pose a fire safety hazard Improvement Correction Suggested The dryer exhaust vent is terminated in close proximity to a window door or other building opening Current standards require that exhaust termination be a minimum of 3 feet from any building opening and 3 feet from the property line This installation appears inconsistent with the standards in effect at the time of apparent installation recommend that a qualified HVAC contractor evaluate and service as needed This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Wal
76. ances to ensure proper air flow and allow for adequate service access There appears to be no service manual for the system located at the unit recommend obtaining a copy of the manual and leaving it at the unit for use by service personal The manual may also contain important routine maintenance information for the property owner as well This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 51 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Gas Appliance Vent and Termination Functional Components amp Conditions 7 The visible portions of the vent pipe and or termination cap appear in serviceable condition except as may be noted elsewhere Informational Comments Observations amp Conditions 7 Portions of the vent are routed through a wall cavity and or other concealed space No opinions are offered as to the conditions within inaccessible and or concealed areas SR Service Recommended 7 SR The gas appliance vent is terminated less that 7 off the adjacent walking surface This does not appear to conform to current standards recommend modifying the installation for safety reasons Please consult with a qualified plumbing or HVAC contractor for ad
77. and effect unimpaired by the court s holding MEDIATION The parties to this Agreement agree to attend in good faith mediation with a retired judge or lawyer with at least 5 years of mediation experience before any lawsuit is filed All notices of mediation must be served in writing by return receipt requested allowing 30 days for response If no response is forthcoming the moving party may then demand binding arbitration under the terms and provisions set forth below ARBITRATION Any dispute concerning the interpretation or enforcement of this Agreement the inspection the inspection report or any other dispute arising out of this relationship shall be resolved between the parties by binding arbitration conducted in accordance with California Law except that the parties shall select an arbitrator who is familiar with the real estate profession The parties agree that they shall be entitled to discovery procedures within the discretion of the arbitrator The arbitrator shall manage and hear the case applying the laws of the State of California to all issues submitted in the arbitration proceeding The award of the arbitrator shall be final and a judgment may be entered on it by any court having jurisdiction Any disputes are to be arbitrated by Judicial Arbitration and Mediation Service JAMS This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comm
78. and or permits for the property Please refer to the General Information section for additional information recommendations Service Panel Main Size and Location 7 Informational Comments Observations amp Conditions LOCATION Unit Service At Main Service SIZE 125 Amp 220 VAC panel The panel capacity is an estimate only based on the apparent rating of the over current protection device that protects the panel Interested parties desiring further information may wish to consult with a qualified electrician regarding this issue Main Panel Informational Comments Observations amp Conditions q CLIENT ADVISORY The electrical circuit labeling does not appear to conform to current standards Generally accepted electrical safety standards require that ALL circuits be clearly identified so that in an emergency the appropriate circuit can be readily identified Circuit labeling should clearly identify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom The labels should be permanent Interested parties should consult with a qualified electrical contractor for service The electrical panel does not appear to be an original installation When an electrical panel is replaced installed a building permit and inspection is required Interested parties are encouraged to obtain copies of all installation documentation and a full permit history for the property These documents should confi
79. andles and or shower head etc should be properly sealed to forestall moisture intrusion SR Service Recommended q There is a water hammer or banging noise when the fixtures are in use This is usually caused by a hydraulic phenomena loose pipes etc It is generally only annoying but in extreme cases may cause damage to piping Service is recommended Interested parties wishing further information should consult with a qualified plumber to evaluate and recommend remedial action Improvement Correction Suggested i The site built shower pan curb height appears improper In general the curb on a shower pan should be a minimum of 2 and a maximum of 9 The pan should be sloped to direct water flow to drain Water should not pool pond in a properly constructed pan This installation will be very sensitive A slow drain may result in water overflowing the pan area Interested parties desiring further information and or evaluation should consult with a qualified general contractor Toilet Functional Components amp Conditions 7 The toilet is functional except as may be noted elsewhere General Maintenance amp Periodic Maintenance Item i The toilet base should be properly sealed caulked at the base floor seam Generally accepted plumbing practices require a caulk seal at the base A caulk seal at the base will help prevent the toilet from loosening up and potentially leaking Interested parties should consult with a qualified trades person for further in
80. appliances as part of my inspections Interested parties should confirm operation of any such devices and or appliances independently Breakfast Floor Functional Components amp Conditions m The flooring appears to be a ceramic tile material The visible portions appear in generally serviceable condition with no apparent significant issues defects All types of tile require periodic cleaning re sealing and re grouting to maintain their appearance and water seal Informational Comments Observations amp Conditions j The floor covering prevents a complete evaluation of the floor system No opinions are offered as to the conditions within inaccessible or concealed areas Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition There are indications of prior repairs that appear consistent with ongoing property maintenance Single Glazed Windows Informational Comments Observations amp Conditions One or more windows may need service to work properly such as shaving sanding trimming or servicing the hardware Interested parties should consult with a qualified trades person for any necessary service Components amp Conditions Needing Service Evaluation q One or more of the single pane windows frames sills trim appears damaged and should be serviced or replaced as necessary by a qualified window contractor This may be noted in the WDO report Please refer to that specialists report f
81. as Appliance Vent and Termination q There are several issues with the gas appliance vent installation Full Evaluation Recommended Bonding Connection e There is no electrical bonding connection visible at the water heater Service Recommended Water Heater Lower Bonding Connection e There is no electrical bonding connection visible at the water heater Service Recommended Electrical Service Panel Main Grounding q The panel case and neutral buss do not appear to be bonded as required and should be serviced Service Panel 1724 Main Panel e q There are open or improperly sealed knockouts in the front cover that should be properly sealed Circuit Protection q There are one or more loose or improperly seated FPE Stablok breakers Service Recommended Grounding q The panel case and neutral buss do not appear to be bonded as required and should be serviced Sub Panel House Grounding q The neutral buss and panel case or ground are improperly bonded at the panel and should be serviced Sub Panel Rear Garage Circuit Protection e One or more 220 VAC circuits are using improper connectors to act as handle ties Fireplace Living Room Fireplace Fireplace e The interior of the fireplace has been painted and should be cleaned prior to use Master Bedroom Fireplace Fireplace e The interior of the fireplace has been painted and should be cleaned prior to use Common Kitchen Gas Cook Top q The brass flexible
82. as of the floor that appear to have been patched and or repaired Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Lights Functional Components amp Conditions m The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions m The receptacles are functional Smoke amp CO Alarms Functional Components amp Conditions 7 A combination smoke CO alarm is present as recommended required All smoke and CO alarms should be tested periodically per the manufacturers instructions If the alarm uses a battery the battery should replaced bi annually to ensure safe operation of the unit The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms The installation of separate smoke CO alarms is recommended Combination alarms are a single point of failure If the unit fails or the battery dies both safety devices cease to work Foyer Floor Functional Components amp Conditions m The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Walls and Ceiling
83. at the proper bonding of the system be confirmed or that bonding be installed to ensure the proper safe operation of the system Interested parties should consult with a qualified plumbing or electrical contractor for any further information and or service Telecom amp Networking Informational Comments Observations amp Conditions 7 Telephone Access Point Panel Location Garage This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 48 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Heat The evaluation of the heating systems was performed in accordance with CREIA standards of practice This includes identifying the type fuel source and examining the system and associated components There are a wide variety of heating systems which range from older floor wall and gravity furnaces to newer forced air furnaces Older systems are generally the least energy efficient Upgrading older systems is recommended for energy conservation reasons and due to the lower cost of use Parts for older systems may no longer be available The systems are tested using normal user controls The evaluation of the concealed portions of components such as the heat exchanger electro
84. ate Time 12 3 2012 9 00 am to 2 30 pm Receptacles Informational Comments Observations amp Conditions There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Informational Comments Observations amp Conditions The return air register for the heating system is located on the wall in the hallway It is important for the proper operation of the system to never obstruct or cover this opening with furniture or any other objects To do so will not only reduce the efficiency and airflow of the heating system and may actually reduce the heaters useable life Smoke amp CO Alarms _ Functional Components amp Conditions A combination smoke CO alarm is present at the base of the stairs as recommended required All smoke and CO alarms should be tested periodically per the manufacturers instructions If the alarm uses a battery the battery should replaced bi annually to ensure safe operation of the unit The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms The installation of separate smoke CO alarms is recommended Combination alarms are a single point of failure If the unit fails or the battery dies both safety devices cease to work Stairway Floor _ Functional Components amp Conditions The
85. ate water temperature balancing devices temperature fluctuation time to obtain hot water water circulation or solar heating systems or components Inspect whirlpool baths steam showers or sauna systems or components Inspect fuel tanks or determine if the fuel gas system is free of leaks Inspect wells or water treatment systems SECTION 6 Electrical Systems A Items to be inspected Service equipment Electrical panels Circuit wiring Switches receptacles outlets and lighting fixtures B The inspector is not required to Operate circuit breakers or circuit interrupters Remove cover plates Inspect de icing systems or components Inspect private or emergency electrical supply systems or components SECTION 7 Heating amp Cooling Systems A Items to be inspected Heating equipment Central cooling equipment Energy source and connections Combustion air and exhaust vent systems Condensate drainage Conditioned air distribution systems B The inspector is not required to Inspect heat exchangers or electric heating elements Inspect non central air conditioning units or evaporative coolers Inspect radiant solar hydronic or geothermal systems or components Determine volume uniformity temperature airflow balance or leakage of any air distribution system Inspect electronic air filtering or humidity control systems or components SECTION 8 Fireplaces and Chimneys A Items to be inspected Chimney exterior Spark arrestor Firebox Da
86. ation Services Copyright 2012 Inspection Narratives Page 30 q q Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm confirm the scope nature of the work and that it was completed with appropriate jurisdictional oversight Safety Concern RECOMMENDED SAFETY UPGRADE As noted elsewhere there are one or more gas appliances that utilize and older obsolete uncoated flexible brass connector This type of brass flexible gas connection has been found to randomly fail over time and is subject to a Consumer Product Safety Bulletin For safety reasons it should be upgraded to a newer safer stainless steel design recommend that a qualified plumbing or HVAC contractor evaluate and upgrade the connection s as a property safety upgrade FOR IMMEDIATE RELEASE September 9 1997 Release 97 187 WASHINGTON D C The U S Consumer Product Safety Commission CPSC is again warning consumers about dangerous older flexible gas connectors used to connect home appliances to gas supply pipes These gas connectors are made of brass are uncoated and can crack or break leading to a fire or explosion They are used most often with gas ranges ovens and clothes dryers Brass gas connectors have been associated with 38 deaths and 63 injuries across the country since 1980 said Ann Brown CPSC Chairman We are urging any consumer with gas appliances to have their connectors checked by a quali
87. ations amp Conditions Some of the floor was not visible due to furniture personal property etc The floor covering prevents a complete evaluation of the floor system No opinions are offered as to the conditions within inaccessible or concealed areas The floor in this room appears to have a floor built on or near grade and or over sleepers This installation precludes any evaluation of the area or slab under the floor sleeper areas No representations can be made as to the conditions within inaccessible or concealed areas Multi Glazed Windows Functional Components amp Conditions The multi glazed windows are functional Safety Concern While required at the time of apparent installation was unable to positively verify that glazing in one or more high risk areas are tempered impact resistant glass The required etched safety glass markings were not visible on the exposed portions of the glass For safety reasons if children occupy or visit the premises recommend caution in this area Interested parties are encouraged to consult with a qualified glazing contractor to positively verify that the installation conforms to applicable safety standards Even with safety This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Pag
88. barrier components or operate alarms or safety devices SECTION 3 Roof Coverings A Items to be inspected Covering Drainage Flashing s Penetrations This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 102 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Skylights B The inspector is not required to Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector Warrant or certify that roof systems coverings or components are free from leakage SECTION 4 Attic Areas and Roof Framing A Items to be inspected Framing Ventilation Insulation B The inspector is not required to Inspect mechanical attic ventilation systems or components Determine the composition or energy rating of insulation materials SECTION 5 Plumbing A Items to be inspected Water supply piping Drain waste and vent piping Faucets and fixtures Fuel gas piping Water heaters Functional flow and functional drainage B The inspector is not required to Fill any fixture with water inspect overflow drains or drain stops or evaluate backflow devices waste ejectors sump pumps or drain line cleanouts Inspect or evalu
89. between the breaker and the panel buss Some of the Stablok 220 VAC Type breakers have a known issue This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 40 m m Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm with not tripping properly under excessive loads and or appearing to be off when in fact they are not These faulty breakers can result in a condition where the breaker appears to be de energized when in fact the circuit is still fully or partially energized While some of the bad press these panel have gotten was never born out statistically these systems are older and should be considered obsolete Replacement components may be difficult to find and or will be expensive Certain newer types of breakers such as Arc Fault Circuit Interrupter AFCl breakers are not available for this type of panel recommend that only qualified electricians work on this panel and that consideration be given to upgrading it to a modern panel as renovation and or repairs are undertaken Interested parties desiring further information should investigate this issue online or consult with a qualified electrical contractor have found the information available at www
90. ble rebates should consult with a qualified insulation contractor and or PG amp E Waste and Drainage System General Comments and Description Informational Comments Observations amp Conditions 7 The evaluation of the drain waste and vent system is limited to viewing the visible portions of the piping The fixture drains are tested by running water or flushing them and observing the draw watching for blockages slow drains etc This evaluation is very limited and should not be considered conclusive A video scan of the drain system is suggested to determine the actual condition Significant portions of the drain and vent system are inside walls floors underground and are not visible No opinions are offered as to the conditions within concealed or inaccessible areas Please consult with a qualified plumbing contractor should further information and or evaluation as needed Type of Material Informational Comments Observations amp Conditions 7 DRAIN amp VENT PIPING MATERIAL Predominantly Cast lron Galvanized with Some Copper NOTE Interior wall finishes and or accessibility issues prevent us from verifying the type and condition of the drain vent system in all areas Drain Pipes Waste Pipes and Vent Pipes Functional Components amp Conditions 7 Except as may be noted elsewhere the draw observed at the fixture drainpipes appeared to be adequate at the time of inspection Please refer to the body of the report for additional observations and
91. blems are beyond the scope of the inspection Any comments made regarding environmental pest or other related issues are those of a lay person only and are NEVER a substitute for an evaluation by a qualified specialist Interested parties should schedule any specialized inspections with the appropriate specialist well before the removal of transaction inspection contingencies Should there be questions the named client is offered unlimited follow up consultation via telephone and e mail If you were present at the time of inspection can only summarize the report on site so it is essential that you read the entire report to obtain full benefit of the information This written report constitutes the final findings of the inspector and takes precedence over any verbal discussions All recommendations made for service or further evaluation by specialists should be completed and documented well before the removal of transaction inspection contingencies These specialists may reveal additional defects or issues and or recommend upgrades that could potentially effect your evaluation of the property This service does not include any form of warranty or guarantee and cannot predict the remaining life of a system and or component This report was produced specifically for the subject dwelling the site within approximately 6 feet of the building and the primary parking area This report does not include any other areas or features of the site except as may be a
92. cet is functional When tested observed adequate flow from the faucet Interested parties desiring further information should consult with a qualified plumbing contractor Valves and Connectors Functional Components amp Conditions m The visible portions of the water supply valves and connectors below the sink appear serviceable The operation of the valves was not verified No indications of leakage was apparent at the time of inspection Since the water supply shut off valves are not in regular use they may become stiff or frozen over time Trap and Drain Functional Components amp Conditions m The trap and drain at the sink is functional The draw at the drain appears adequate uninhibited There were no apparent indications of leakage moisture at the accessible portions of the fixture drain Interested parties desiring further information should consult with a qualified plumbing contractor Garbage Disposal Functional Components amp Conditions m The garbage disposal responded to normal user controls when tested and appears serviceable General Maintenance amp Periodic Maintenance Item 7 The garbage disposal is noisy in operation There appears to be foreign matter debris in the garbage disposal Cleaning service is suggested to ensure the proper operation of the appliance Gas Cook Top Functional Components amp Conditions m The gas cook top is functional The burners responded to normal user controls when tested Components amp Condition
93. com There are a variety of local state and federal energy conservation programs and subsidies available Interested parties are encouraged to consult with a qualified insulation contractor regarding the benefits and economics of installing insulation recommend that insulation be installed as needed to ensure conformance with current energy standards as a property upgrade Bottom Line Noticeable Improvement Possible upgrading may be worth the investment in many cases Green Tips Exterior Doors amp Sliders Informational Comments Observations amp Conditions DOOR SLIDER GLAZING TYPE Most Multi Glazed with Some Single Glazed NOTE Living Conditioned Areas Only Limited to Accessible Areas Green Tip GREEN TIP Some of the accessible exterior doors and sliding doors installed have single pane glass Single pane glass is far less energy efficient than newer double pane glazing They also filter out much less neighborhood noise than double pane glazing Current state of the art glazing utilizes Low E glass with sophisticated reflective coatings Some have triple pane glazing to further improve the energy efficiency of the installation Upgrading the older exterior doors and sliding doors is a green option that you might consider as remodeling renovations or repairs occur over time Bottom Line Improvements Are Possible may be worth the investment in some cases Windows Informational Comments Observations amp Conditions WINDOW TYPE Multi
94. consulting with the manufacturers installation instructions for the specific appliance to determine the installation requirements Glass Doors Improvement Correction Suggested 7 The fireplace does not have permanently installed glass doors and or a metal fireplace screen These are designed to keep sparks and or embers from entering the living area suggest installing doors for safety reasons For safety reasons it is important that one or both are in place whenever the fireplace is used This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 57 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Hearth Extension Informational Comments Observations amp Conditions f The hearth extension conforms to older standards Current standards would require the hearth extension to extend at least 16 inches from the front of the opening and 8 inches on either side where the fireplace openings is 6 square feet of less When the fireplace opening is more than 6 square feet the hearth should extend at least 20 inches from the front and at least twelve inches on either side recommend that the installation be upgraded to conform to current standards as repairs or renovations
95. copy of the installation permit and manufacturers warranty which will reveal its exact age and any warranty or guarantee that might be applicable or transferable The roof does not appear original to the property When a roof is replaced a building permit and jurisdictional inspection are required Interested parties are encouraged to obtain copies of any relevant installation documentation warranties guarantees and or building permit that would indicate the work was completed by a qualified specialist with appropriate jurisdictional oversight This is important because our inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and any latent issues that may be present There are indications that water will pond on the roof when raining This is a typical issue with low slope or flat roofs All flat roofs should have a small slope or pitch to allow them to drain properly Unfortunately this seldom works as planned Water invariably ponds at the low spots and must evaporate off It is critical that the roof and drainage channels be kept clean to insure optimum drainage When the roof is replaced recommend discussing all options for improving slope with a qualified roofing contractor General Maintenance amp Periodic Maintenance Item The roof should be inspected periodically for wind and or storm damage and serviced as needed It is typical that roof coverings may become damaged and or
96. d Number of Stories Structure Style GENERAL INFORMATION 111 Doll House Lane Malibu CA 94066 12 3 2012 Time 9 00 am to 2 30 pm Intermittent Rain Temperature at time of inspection 50 60 Degrees Skip Walker Ken amp Barbie Doll Wood Frame No No Three Rousseau Style Estimated Year Built 1938 Unofficial Sq Ft 4000 People on Site At Time of Inspection Buyer s WDO Inspector Contractor Buyer s Agent Seller s Agent General Property Conditions FURNISHED PROPERTY Portions of the property were furnished and or personal property was present Access to components systems and surfaces interior finishes was restricted In accordance with CREIA Standards of Practice do not move furniture lift carpets move pictures paintings move personal property etc Due to the limitations of this visual inspection it is possible that conditions issues and or defects may not have been visible and hence go undetected Prior to the close of escrow interested parties should perform a diligent visual inspection when dwelling is vacant empty Utilities ON Portions of this property appear to have been remodeled modified altered Interested parties are encouraged to obtain a full permit history for this property It is also advisable to obtain copies of all appliance maintenance and installation information These documents may also include information related to warranties guarantees etc This inspection does not tacitly app
97. d comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 15 q m q m Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm to the General Information section for additional information recommendations NOTE It is beyond the scope of this inspection to evaluate the integrity of multi glazed glass panes for failed hermetic gas seals The hermetic seal is intended to contain the inert gas in between the glass panes and prevents fogging from occurring Fogged and or failed seals is largely an aesthetic issue but may hold different levels of significance to different people For the convenience of the client may comment on failed seals that are obvious at the time of inspection However any notations make should NOT be considered comprehensive may not see all failed seals due to lighting and or limited access recommend independently confirming the integrity of the gas seals if this is of importance to the reader Please refer to the room area location in the report for any specific comments Safety Concern PROPERTY SAFETY ADVISORY There are exterior doors and or sliding glass doors that open to balconies stair landing or other areas that may pose a hazard to small children suggest the installation of secondary latches or safety stops as a property safety upgrade These are designed to allow
98. d or service should consult with a qualified fireplace specialist Chimney Flue FE Further Evaluation Recommended 7 A complete view of the chimney flue is not possible recommend that the flue and or fireplace system be fully inspected and video scanned as part of an NFPA Level II or equivalent inspection prior to removal of transaction contingencies and or prior to any use Interested parties should consult with a qualified fireplace specialist for additional information and or further evaluation Fireplace Functional Components amp Conditions 7 The fireplace appears in generally serviceable condition except as may be noted elsewhere Informational Comments Observations amp Conditions 7 CLIENT ADVISORY Wood burning fireplaces account for over 30 of the smoke airborne pollution in the Bay Area The Bay Area Air Quality Management District BAAQMD has placed restrictions on the use of wood solid fuel fireplaces during designated Wintertime Spare the Air Days Use of this system on designated wintertime Spare the Air Days may result in penalties fines to the property owner Certain local fire departments may place additional restriction of the use of wood burning systems Interested parties should consult with the local jurisdiction having authority for information on local ordinances that might impact the use repair of the fireplace Further information is also available at www BAAQMD gov Components amp Conditions Needing Service Evaluation i T
99. d upgrading the installation to meet current safety glazing standards Interested parties should consult with a qualfied glazing contractor for additional information and or service Floor Functional Components amp Conditions m The floor is carpeted and appears in serviceable condition There were no apparent visible significant issues Informational Comments Observations amp Conditions Some of the floor was not visible due to furniture personal property etc There are areas where the floors squeak when walked upon This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is typically cosmetic in nature and is rarely of any structural consequence realize that different people attach a different level of importance to such conditions Consequently would encourage any interested parties to walk the floor for themselves suggest that a qualified general contractor be consulted regarding possible remedial actions if this is of concern This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 64 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30
100. ded Water Shut Off Valve and Connectors Functional Components amp Conditions 7 The hot and cold water supply connections at the water heater appear serviceable No indications of moisture leakage were apparent The required cold water supply shut off valve is installed The functionality of the shut off valve was not verified Improvement Correction Suggested 7 The water supply shut off valve does not appear to be a full bore type valve As opposed to standard gate type valves full bore valves are either On or Off It is not desirable to have partial restricted water flow at a water heater so full bore valves are required suggest that a qualified plumber review the installation and upgrade service as needed to ensure the proper function of the system Pressure Release Valve and Discharge Pipe Informational Comments Observations amp Conditions 7 The TPR discharges adjacent to the floor drain Periodic maintenance of the floor drain is recommended Gas Shut Off Valve and Connector Functional Components amp Conditions 7 Except as otherwise noted the gas supply valve and gas supply connector at the water heater appear properly installed The operation of the shut off valve was not verified as part of this inspection Improvement Correction Suggested 7 The gas feed pipe at the water heater appears marginally supported and or secured While this area does not appear subject to significant risk from impact or damage suggest that additional sup
101. defects apparent All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal homeowners maintenance Informational Comments Observations amp Conditions 7 The floor covering prevents a complete evaluation of the sub floor system No representations can be made as to the conditions within concealed or inaccessible areas General Maintenance amp Periodic Maintenance Item 7 The grout and or caulk should be inspected periodically for signs of wear An important part of routine property maintenance is periodic re sealing of grout and re caulking seams joints This should be a minimum of once every 1 to 2 years recommend evaluation by a qualified tile contractor be conducted on an as needed basis This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 71 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Walls amp Ceiling Functional Components amp Conditions m The walls and ceiling are in acceptable condition Skylights Functional Components amp Conditions m The interior portion of the skylight appears in serviceable condition There were no indications o
102. demonstration of the system operation including any seasonal programming changes that may be made Interested parties should independently verify the proper operation of the system Automatic Polyvinyl Sprinklers Informational Comments Observations amp Conditions f The system appears piped using PVC plastic piping material The type thickness of the pipe was not verified The operation of the system was not verified as part of this inspection Controller Location Garage Hose Bibbs Informational Comments Observations amp Conditions tested a random sampling of the bibbs on the exterior and they appear functional It is suggested that all exterior hose bibbs be upgraded to include anti siphon vacuum breaker fittings These are relatively inexpensive devices that are intended to prevent accidental contamination of the potable water These are relatively simple to install and inexpensive devices These fittings would be required on new construction and or installations suggest that the existing installations be upgraded to include the feature as a property upgrade Interested parties should consult with a qualified plumber for service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 18 Inspection Address 111 D
103. dentify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom All labels should be unique and permanent Interested parties should consult with a qualified electrical contractor for service The electrical panel is installed with inadequate service clearances Electrical safety standards require a minimum of 36 of clear space in front of the panel and 30 across the panel This is to facilitate service or an emergency disconnect recommend modifying the installation as needed to ensure full proper clearances Interested parties desiring further information should consult with a qualified electrical contractor Exterior Cover Panel Functional Components amp Conditions m The exterior electrical panel cover is in acceptable condition Wiring Functional Components amp Conditions m There are no visible deficiencies with the electrical wiring in the sub panel The wiring methods appear generally consistent with practices of the apparent time of construction and or installation Circuit Protection Components amp Conditions Needing Service Evaluation f One or more 220 VAC circuits are using improper connectors to act as handle ties This allows two single breakers to form a 220 VAC high voltage circuit The method used may allow the circuit to remain partially energized if tripped by a short circuit We suggest that a qualified electrician evaluate and repair as necessary Grounding Information
104. ditional information evaluation and or service Gas Valve and Connector Functional Components amp Conditions m The gas supply piping shut off valve and connector appear in serviceable condition The operation of the shut off valve was not verified as part of this inspection Combustion Air Supply Functional Components amp Conditions m The combustion air supply and or vents serving the gas furnace appear adequate Return Air Compartment and Filter Functional Components amp Conditions m The return air compartment is in acceptable condition General Maintenance amp Periodic Maintenance Item 7 The air filter should be replaced or cleaned every 2 to 3 months when the system is used Even a slightly dirty air filter can reduce furnace efficiency by as much as 40 Interested parties should consult with a qualified HVAC contractor for further information and or service Electrical Functional Components amp Conditions m The furnace is equipped with a means of emergency disconnect and a thermal overload fuse SSU as required Thermostat Functional Components amp Conditions m When tested the thermostat responded to normal user controls and appeared to function as intended It is beyond the scope of this inspection to verify the accuracy calibration of a thermostat Nor is it possible to determine if the thermostat is one approved by the manufacturer for use with the attached system Interested parties desiring further information should consult w
105. e 92 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm m m m glazing special care should be used in any such areas Closet Functional Components amp Conditions The closet is in acceptable condition The mirrored closet doors are functional and appear to be impact resistant glass as required Lights Functional Components amp Conditions The lights responded to normal user controls when tested and appear functional Receptacles Informational Comments Observations amp Conditions There are 3 wire ground type receptacles installed that appear to be installed in a 2 wire ungrounded wiring system The use of 3 wire receptacles in an ungrounded installation is an improper practice Please refer to the electrical section for additional information and recommendations _ Components amp Conditions Needing Service Evaluation One or more receptacles are installed with insufficient clearances to a baseboard heating unit While this may have been an acceptable practice at one time current safety standards would no longer allow this installation as the insulation on electric cords may become damaged if they contact the heater Caution is recommended in this area and consideration should be given to relocating the receptacles to provide safe clearances to the unit Interested parties are encouraged to consult a qualified electrician for further information and or service
106. e Time 12 3 2012 9 00 am to 2 30 pm by a qualified specialist with appropriate jurisdictional oversight This is important because a general property inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and any latent issues that may be present The area around the water heater should not be used for storage Proper clearances should be maintained around all appliances to ensure proper air flow and allow for adequate service access The water heating system includes a hot water circulation pump The purpose of the pump is to slowly draw hot water through the system so that when a facet is turned on hot water is available more quickly at the point of use do not evaluate these pumps for operation Nor do confirm that the manufacturers installation guidelines were followed with regard to the piping for the pump system hot water loop These pumps are electro mechanical devices and are subject to random failure Should you notice that it suddenly takes longer for hot water to come from the tap then would suggest calling a qualified plumber for further evaluation and any necessary service General Maintenance amp Periodic Maintenance Item q q q It is recommended that all water heaters be flushed per the manufacturers instructions annually to forestall sediment build up in the tank For information on recommended service for your hot water heater please refer to the manu
107. e appears to have been painted apparently for aesthetic reasons Ordinary household paints are not designed for the high temperatures found in an operating fireplace If the unit is used as is it is likely that the paint will burn off and off gas byproducts and gases that could contain potentially hazardous substances suggest that the interior be properly cleaned prior to use Interested parties should consult with a qualified trades specialist for additional information and or service Damper Improvement Correction Suggested RECOMMENDED UPGRADE The fireplace has a gas log installed but does the damper does not have a safety stop installed A safety stop prevents the damper from fully closing This may not have been required on fireplaces with a gas burning logs or inserts at the time of original construction but is an inexpensive and worthwhile safety feature A damper stop is important because unlike a wood burning fireplace a gas burning appliance produces little or no smoke However it can produce carbon monoxide which is both odorless and colorless and may be lethal even in small amounts suggest that the installation be brought into conformance with current standards as a safety upgrade It is critical that the gas logs never be operated with the damper in the closed position Interested parties desiring further information and or service should consul with a qualified fireplace contractor Gas Log Starter Informational Comments Observations
108. e bathroom receptacles are functional and include ground fault protection as required Per the manufacturers instructions all GFCI receptacles should be tested periodically to ensure proper operation Interested parties desiring further information should consult with a qualified electrical contractor Powder Room Size and Location Informational Comments Observations amp Conditions i The powder room is a half bath and is located in the center of the dwelling in the hallway area Doors Functional Components amp Conditions m The door in the bathroom is functional m The pocket door is functional Floor Functional Components amp Conditions m The bathroom floor is a stone material and appears in serviceable condition with no significant defects apparent All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal homeowners maintenance General Maintenance amp Periodic Maintenance Item The grout and or caulk should be inspected periodically for signs of wear An important part of routine homeowner maintenance for any bathroom is periodic re sealing of grout and re caulking seams joints This should be a minimum of once every one to two years recommend evaluation by a qualified tile contractor be conducted on an as needed basis Walls amp Ceiling Functional Components amp Conditions m The walls and ceiling are in acceptable condition Sky
109. e consistent with the glazing safety practices in effect at the time of construction installation it is now understood that these high risk This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 16 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm areas present special safety hazards Any glass that is replaced in these high risk areas must meet current safety glazing requirements strongly urge that all glazing in high risk areas be upgraded to fully conform to current glazing standards as a property safety upgrade Particularly if small children or those with restricted mobility are present Interested parties desiring further information and or service should consult with a qualified glazing contractor q CHILD SAFETY ADVISORY There are openable windows in close proximity to the adjacent standing surface and or a sitting area The installation of approved child safety locking devices is recommended as a property safety upgrade Current standards require an approved child safety locking devices only where an openable windows sill is 24 or less off the floor adjacent surface and where the exterior fall off exceeds 72 These safety devices are designed to prevent a
110. e dryer venting The functional flow of washer stand pipes is not verified Water supply hoses are often reused Older supply hoses can leak or burst under pressure Replacement of any older hoses with new braided stainless steel hoses is recommended Newer washing machines discharge a greater volume of water than some older drain pipes may be able to handle This can result in the drain overflowing Older drainpipes may require upgrading This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 83 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm LOCATION The laundry area is located in the hallway enclosure Doors Functional Components amp Conditions m The bi fold doors are serviceable Informational Comments Observations amp Conditions The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components amp Conditions The stone flooring has wear and tear commensurate with age and use All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal homeowners maintenance Informational Comments Observations a
111. e functional flow site drains is outside the scope of this inspection All subsurface drains require periodic maintenance and must be vigorously flushed through to their termination several time per year to maintain proper flow Improvement Correction Suggested f Site drainage storm run off should be directed away from the property Improper site drainage can be a significant source of moisture infiltration into any structure Site amp Area Drains Informational Comments Observations amp Conditions f The property is served by subsurface and or area drains All subsurface drains should be vigorously flushed through to the termination point several time per year Surface water carries minerals and silt that is deposited inside the pipes This will impede drainage and eventually require the drain pipes to be cleared by a rooter service The pipes for these drains are run underground and are not visible The evaluation of the installation and or verification of proper flow from these drains are excluded from the scope of work for this inspection Interested parties should independently investigate any such installations General Maintenance amp Periodic Maintenance Item i This property is located in San Francisco In this jurisdiction the site drains are connected to the sanitary sewer system The functional flow of the site area drains was not verified These drains should be vigorously flushed several times per year Surface water carries minerals and sil
112. e installation be upgraded to conform to current standards as a property safety upgrade Stair Rails Safety Concern The stair handrails appear to be older and conform to less safe construction practices Current safety standards require an easily graspable handrail at a height between 34 and 38 inches The handrails should be continuous from top to bottom and the ends should return to the wall to avoid snagging clothing purses etc suggest that appropriate precautions be used Upgrading is recommended Please be aware that significant modifications in this area may trigger a mandatory upgrade of this area This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 81 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Multi Glazed Windows _ FE Further Evaluation Recommended m m m q q m q m q One or more of the windows were inaccessible due to height furniture and or personal belongings and could not be inspected suggest verifying operation prior to the final walk through Lights Functional Components amp Conditions The lights in the area of the stairs and landing are functional Stairway Entry Floor Functional Compo
113. e room opens directly into the garage which is permissible for general use living space but is not considered acceptable safe for sleeping areas The fumes from the gas appliances and or automobile exhaust typically found in a garage contain carbon monoxide and other byproducts of combustion Carbon monoxide is an odorless gas that can kill in even small concentrations Consequently it should not be used as a sleeping area for safety reasons Generally accepted construction standards have disallowed this configuration since 1927 Interested parties desiring further information should consult with the jurisdiction having authority Exterior Doors Functional Components amp Conditions The exterior door appears serviceable and uses safety glass as required General Maintenance amp Periodic Maintenance Item One or more exterior doors may need to be shaved trimmed and or adjusted to open and close easily Interested parties should consult with a qualified trades person for additional information and or service Floor Functional Components amp Conditions The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Informational Comments Observ
114. ection for additional information and recommendations This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 67 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified Smoke amp CO Alarms Functional Components amp Conditions m A smoke alarm is present as required The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms Please refer to the Life Safety Section for important maintenance recommendations This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 68 Inspection Address
115. ed etc Excessive soot is an indication of improper incomplete combustion which may also result in the creation of carbon monoxide suggest that the installation be further evaluated and adjusted serviced as needed by a qualified fireplace specialist The installation of a CO alarm in this area is recommended as well Glass Doors Improvement Correction Suggested f The fireplace does not have permanently installed glass doors and or a metal fireplace screen These are designed to keep sparks and or embers from entering the living area suggest installing doors for safety reasons For safety reasons it is important that one or both are in place whenever the fireplace is used Hearth Extension General Maintenance amp Periodic Maintenance Item There are one or more cracks chips damaged areas in the hearth extension This appears largely cosmetic Improvement is suggested Interested parties should consult with a qualified general contractor for further information evaluation and or service Surround or Mantle Functional Components amp Conditions m The fireplace mantle and or surround appears in acceptable condition Informational Comments Observations amp Conditions 7 The fireplace surround has been painted apparently for aesthetic reasons However typical household paint is not heat resistant It can be expected that any areas subject to heat and smoke may discolor and or stain with use The area above the fireplace opening is subject to signif
116. ed by a qualified trades person Steps and Handrails Safety Concern The handrails on the exterior steps and or walkways do not conform to current safety standards The handrails should be easily graspable installed 34 to 38 off the steps The handhold should be continuous and return to the wall at the top and bottom Interested parties are encouraged to upgrade all areas to conform with current safety standards Please understand that significant work to these areas may trigger mandatory upgrades to aspects of the installation There are areas where the exterior stair treads and or risers do not appear to conform to current standards and or are not uniform This may pose a trip hazard The treads are those components on which a person steps on For safety reasons the treads should be a minimum of 10 in depth when there is a stair nosing and at least 11 on treads with no nosing The rise is that distance between the steps which should not be greater than 7 3 4 nor less than 4 Also the variance in rise between any steps in the run should not exceed 3 8 recommend that the installation be upgraded to conform to current standards as a property This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 14 q m In
117. ed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 75 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Cabinets Functional Components amp Conditions 7 The kitchen cabinets are older but appear in generally serviceable condition There is visible wear cosmetic blemishes and or wear which appears commensurate with both age and use Informational Comments Observations amp Conditions 7 The interior portions of the cabinets were not fully visible due to stored personal property This inspection is strictly limited to the readily accessible and or visible portions of the dwelling Counter Top Functional Components amp Conditions m The countertops are a stone material The countertops appear in serviceable condition with no significant issues apparent Stone is porous by nature and will require routine maintenance to maintain appearance and water seal This should be considered part of your normal property maintenance Informational Comments Observations amp Conditions 7 The counter top was partially covered with personal property counter top appliances etc and was not fully visible This inspection is strictly limited to the visible accessible areas Sink Functional Components amp Conditions m The kitchen sink appears serviceable Faucet Functional Components amp Conditions m The sink fau
118. ed draft forced air furnace that is designed to yield approximately 80 to 85 percent operational efficiency Please refer to the Insulation Energy Section for additional information and or upgrade recommendations Forced Air Furnace Functional Components amp Conditions m The furnace responded to normal user controls when tested and appears functioning as intended Informational Comments Observations amp Conditions 7 The dwelling has multiple systems installed This system appears to serve the main floor area Due to the limitations of this visual inspection the precise area of coverage can rarely be ascertained Interested parties desiring more accurate complete information should consult with a qualified HVAC Contractor The forced air system does not appear original to the property When a heating system is installed a building permit and jurisdictional inspection are required Please refer to the General Information section for additional information General Maintenance amp Periodic Maintenance Item Per manufacturers recommendations the forced air heating system should be cleaned and serviced annually to ensure efficient operation suggest that you protect your investment by having the system cleaned and evaluated by PG amp E or a licensed HVAC contractor on an annually basis Improvement Correction Suggested 7 The area around the forced air heater should not be used for storage recommend maintaining proper clearances around all appli
119. ed to investigate all such issues well before the removal of transaction contingencies as they may impact your evaluation of the property The inspection covers the interior of the living space and includes the visually accessible areas of walls floors cabinets and closets and includes the testing of a representative number of windows and doors switches and outlets However we do not evaluate window treatments nor move furniture lift carpets or rugs empty closets or cabinets and we do not comment on cosmetic deficiencies We may comment on the cracks that appear around windows and doors or which follow the lines of framing members and the seams of drywall and plasterboard These cracks are a consequence of movement such as wood shrinkage common settling and seismic activity and will often reappear if they are not correctly repaired Such cracks can become the subject of disputes and are therefore best evaluated by a geologist or a registered design professional Similarly there are a number of environmental pollutants that can contaminate a home such as asbestos lead carbon monoxide radon and a variety of molds and fungi that require specialized testing equipment which is beyond our expertise and the scope of our service There are also lesser contaminants such as odors that are typically caused by moisture penetrating concealed slabs or those caused by household pets And inasmuch as the sensitivity to such odors is not uniform we recomm
120. ed to serve a maximum number of fixtures and or flow When additions or extensions are made to the system it is important that the additional fixture load not exceed the capacity of the existing portions of the drain system The drainage unit flow calculations should have been made by the installing plumbing contractor and reviewed by the authority having jurisdiction prior to issuing a permit Interested parties should obtain copies of all relevant documentation permits etc related to this work that would confirm that the work was performed by a qualified trade specialist with appropriate jurisdictional oversight Given the age and location of the property it is possible that portions of the underground sanitary sewer building drain that runs from the dwelling to the city connection were installed with clay tile or some other obsolete material These obsolete tile drain pipe materials were widely used well into the 1960 s and even 1970 s These older materials are susceptible to decay and to root intrusion and are no longer manufactured Interested parties should consult with the sellers occupants as to any prior main drainpipe blockages and or related issues As noted elsewhere having the drain system video scanned is recommended Interested parties desiring further information should consult with a qualified plumbing contractor There are floor drains and or other infrequently used drains with no apparent trap maintenance primer devices installed The
121. eem necessary Please see the full report for an in depth discussion of all conditions observ ed evaluated PLEASE NOTE NOTICE TO THIRD PARTIES This report is a work product and is copyrighted as of the date of this report The inspection report is for the sole benefit and reliance of the Client named in this report and is nontransferable No other intended users are identified The report is a summary of the inspection and all consultation between Inspector and Client The report is issued subject to the terms conditions and limitations under which the inspection was performed The terms conditions and limitations are a part of this report and are attached hereto and incorporated by reference herein Inspector assumes no liability for third party interpretation and or use of the report Third parties are encouraged to obtain a property inspection from a qualified inspector of their choice Unauthorized duplication and or distribution of use of or reliance on this report by any party other than the named client has the effect of all parties agreeing to hold harmless individually jointly and or otherwise the inspector the Company their successors and assigns from any third party claims arising out of unauthorized distribution of the inspection report Any use or reliance whether authorized or unauthorized of the information contained herein constitutes your ascent to the terms of use and scope of work governing this document and to the scope a
122. end that you make this determination for yourself and particularly if domestic pets are occupying the premises and then schedule whatever further evaluation etc you deem appropriate prior to the removal of transaction contingencies General Interior Conditions and Comments General Comments Informational Comments Observations amp Conditions FURNISHED PROPERTY The dwelling was furnished at the time of inspection Access to the components systems surfaces etc was limited In accordance with CREIA standards of practices inspect the components and or areas that are visible readily accessible do not move furniture lift carpets nor remove or rearrange or move items in closets cabinet etc No opinions are offered as to the conditions within inaccessible and or concealed areas Due to the limitations inherent in a visual inspection it is possible that conditions and or defects may not have been visible and gone undetected There are indications of recent painting and or repairs at various interior areas Paint may temporarily obscure stains cracks and or other issues that may later manifest themselves This inspection is strictly limited to the conditions visible in the dwelling at the time of inspection No opinions are offered as to the conditions within inaccessible concealed areas and or as to conditions that were not apparent at the time of inspection recommend that the locks be re keyed prior to occupancy and that all access points be
123. ents and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 101 CREIA Standards of Practice Table of Contents Definitions and Scope ll Standards of Practice Foundation Basement and Under floor Areas Exterior Roof Covering Attic Areas and Roof Framing Plumbing Electrical Heating and Cooling Fireplaces and Chimneys Building Interior OMNOOAWD Ill Limitations Exceptions and Exclusions IV Glossary of Terms Definitions and Scope These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections Italicized words in these Standards are defined in Part IV Glossary of Terms A A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached entered or viewed without difficulty moving obstructions or requiring any action which may result in damage to the property or personal injury to the Inspector The purpose of the inspection is to provide the Client with information regarding the general condition of the building s Cosmetic and aesthetic conditions shall not be considered B A real estate inspection report provides written documentation of material defects discovered in the inspected building s systems and components which in the opinion of the Inspector are safety hazards are not functioning properly
124. eptacle in an ungrounded enclosure since the ground fault circuit interrupter receptacles do not require a ground to function properly Lastly the wiring to the enclosure may be replaced with modern a modern three wire grounded circuit Interested parties are encouraged to upgrade the installation to meet current standards suggest that a qualified electrical contractor evaluate the electrical system and make appropriate service recommendations NOTE A number of the electrical receptacles and or light switches appear to have been replaced do not appear original As noted elsewhere the removal of receptacles and or light switches or covers was not performed as part of this inspection No opinions are offered as to the conditions in concealed areas Interested parties should consult with the sellers occupants as they often have the most intimate knowledge of the properties history such as the reason for any such work It is suggested that copies of relevant documentation be obtained Further Evaluation Recommended NOTE There is electrical wiring fixtures etc that do not appear original to the dwelling In general modifications additions to the electrical systems require permits and inspections from the local authority having jurisdiction Interested parties should obtain any relevant documentation and a full permit history for the property This documentation should confirm that the work was performed by a qualified electrical contractor in accorda
125. er cloth insulated type that is presumed original There appears to be age related deterioration to portions of the wiring insulation While no ill effects were apparent interested parties may wish to consult with a qualified electrician for further evaluation and or information As noted elsewhere portions of the wiring in the dwelling is older The wiring types methods used appear obsolete i e Knob amp Tube cloth and or rubber insulated wire etc There are older general purpose circuits protected with 20 Amp over current protection The insulation on older original wiring has no doubt degraded with age Even though these wires may originally have been designed for 20 Amp circuit protection the older insulation may no longer provide adequate protection recommend that all circuits with older wiring be upgraded to modern wiring or that at a minimum that the circuit overcurrent protection be downgraded to smaller 15 Amp circuit protection as a property safety upgrade Interested parties desiring further information or service should consult with a qualified electrical contractor Circuit Protection Informational Comments Observations amp Conditions q q The dwelling appears to pre date the requirement for a new type of circuit safety device called an Arc Fault Circuit Interrupter AFCl breaker They are designed to detect particular type of arcing faults in an electrical circuit and shut off power if it is detected Current standa
126. erein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 107 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Master Bathroom Guest Bathroom Powder Room Common Kitchen Breakfast Upstairs Hallway Foyer Downstairs Hallway Stairway Stairway Entry Lower Level Stairs Laundry Laundry Garage Parking In Law Unit Au Pair Unit General Interior Conditions and Comments Living Kitchen Bathroom Life Safety Fire Safety Equipment CERTIFICATIONS AND AFFILIATIONS Terms and Conditions of Use CREIA Standards of Practice ENERGY CONSERVATION INFORMATION amp REPORT CONCLUSION TABLE OF CONTENTS This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 108 69 71 73 75 78 79 80 81 82 82 83 86 87 91 91 92 93 95 98 98 99 100 102 106 107
127. erred by observing the draw at the fixtures Blockages will occur at some point in nearly all systems It is recommended that the main sewer line video scanned to verify the condition of the pipes and to confirm that the dwelling is properly connected to the sewer system Much of the drain and water supply pipes are concealed in the walls etc In the case of slab foundations portions are routed under the slab It is possible that issues with the pipes may exist and go undetected for some time because they do not visually manifest themselves This a limited visual inspection and is not technically exhaustive It requires a specialist and sophisticated equipment to test the hidden portions of these systems Interested parties are encouraged to consult with a specialist particularly in older properties where some of the systems may be at of near what would be the typical service life of the materials involved Fixture shut off valves pressure regulators pressure relief valves etc were not tested operated It is recommended that the historical water usage records for the property be obtained Water consumption will obviously vary with the occupants usage patterns and types of fixtures or systems installed but the records may give clues to issues that might otherwise go undetected For example a sudden significant rise in water usage might indicate a leak in the underground portion of a pipe or it may simply be the result of installing a lawn sprinkler sys
128. erty Evaluation Services Copyright 2012 Inspection Narratives Page 36 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Electrical The evaluation of the electrical system was performed in accordance with CREIA Standards of Practice These standards include identifying the type and capacity of the service evaluating panels overcurrent protection wiring electrical grounding and testing a representative number of light switches and receptacles The evaluation of low voltage systems such as telephone cable computer network security etc are excluded from the scope of this inspection Older systems will generally not conform to current standards or provide the same degree of service and safety am a generalists and not specialists do not perform load calculations to determine if the supply meets the demand of the dwelling The covers on receptacles or junction boxes were not removed as part of this inspection It is important that any service recommendations or recommended upgrades made be further evaluated by qualified specialists before the removal of transaction inspection contingencies Further evaluation by a qualified specialists will provide information price quotes and may well identify additional defects and or recommend further upgrades the scope and price of which could effect your evaluation of the property Main Panel General Comments Informational Comments Obse
129. ervation reasons Interested parties should consult with a qualified trades person for any necessary service Screens Functional Components amp Conditions m The visible screens appear in generally serviceable condition Some of the screens may not have been visible at the time of inspection due to window treatments furniture stored personal property etc No opinions are rendered regarding the conditions in concealed and or inaccessible areas Please refer to the body of the report for additional comments Safety Concern q Window screens are intended to keep flying insects out Screens should never be relied on for security purposes or as a barrier to prevent children from falling out of a window Lights Functional Components amp Conditions The exterior lights tested responded to normal user controls and appear generally functional except as may be noted elsewhere Informational Comments Observations amp Conditions 7 was unable to positively verify that all exterior lights were functional One or more of the light fixtures are not visible from the point of apparent switch that controls them Interested parties should consult with the sellers regarding this and or independently confirm the proper operation of the fixtures prior to your final walk through Exterior Receptacles Functional Components amp Conditions m The accessible receptacles were functional when tested and include ground fault protection as required recommended I
130. ety glass markings were not visible on the exposed portions of the glass For safety reasons caution is recommended in this area Interested parties are encouraged to consult with a qualified glazing contractor to positively verify that the installation conforms to applicable safety standards Even with safety glazing special care should be used in any such areas q RECOMMENDED SAFETY UPGRADE There are windows at or near the floor standing area that are openable and should not be considered child safe The installation of child safety hardware is recommended Please refer to the Exterior Window section for additional information General Maintenance amp Periodic Maintenance Item One or more windows will need adjustment lubrication and or hardware service to function properly Interested parties should consult with a qualified trades person for any necessary service Improvement Correction Suggested 7 The window treatments storm or noise abatement installations and or hardware in this area may restrict the operation of the window or windows Single Glazed Windows Functional Components amp Conditions m The single pane window is functional Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles Functional Components amp Conditions m The receptacles are functional Improvement Correction Suggested 7 There are 3 wire ground type receptacles installed tha
131. exterior wall penetrations is suggested Please consult with a qualified general contractor for additional information and or service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 11 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Grading and Drainage General Comments and Description Informational Comments Observations amp Conditions i All structures are dependent on the soil beneath them for support Proper site drainage is critical All properties should have the exterior grade sloped away from the building and interior floors that are well above the exterior grade The roof should have a drainage system that carry storm run off well away from the building to an appropriate discharge location Since earthquakes and land movement are part of the geologic make up of Northern California no liability can be assumed for the effects on individual properties There are a variety of soil types in the bay area Areas near the bay may be fill that can undergo liquefaction during seismic activity Expansive soils have high clay content and can expand and contract as they become wet and then dry Soil related issues account for more damage than most natural di
132. f staining and or prior moisture apparent at the time of our inspection recommend monitoring the interior finishes in this area for indications of moisture as skylights are a common point of leakage in all roof installations Cabinets Functional Components amp Conditions m The visible accessible portions of the cabinets appear in generally serviceable condition Informational Comments Observations amp Conditions There are dry stains and or indications of prior moisture at the base of the sink cabinet There was no apparent leakage moisture visible at the time of inspection This area may be noted in the WDO report suggest monitoring the area for indications of moisture and servicing as needed Sink Countertop Informational Comments Observations amp Conditions m The bathroom sink countertop is a stone material and appears in generally serviceable condition with no significant defects apparent All types of stone materials require periodic cleaning re sealing etc to maintain its appearance and water seal This should be considered part of normal homeowners maintenance Sink Faucet Valves amp Connectors Trap amp Drain Functional Components amp Conditions f The bathroom sink and its components appear in serviceable condition except as may be noted elsewhere Informational Comments Observations amp Conditions l The mechanical sink stopper will need to be serviced or adjusted to work well The faucet appears occluded by minerals and doe
133. facturers instruction booklet have found the information available at www waterheaterrescue com to be useful The water heating system is a Flame Vapor Ignition Resistant FVIR type water heater FVIR water heaters are designed to reduce the risk of accidental flammable vapor related fires Most FVIR water heater systems have air screens that require periodic cleaning Please refer to the manufacturers installation maintenance instructions for this system for any specific periodic maintenance or care recommendations Gas Appliance Vent and Termination Informational Comments Observations amp Conditions Portions of the vent are routed through a wall cavity and or other concealed space No opinions are offered as to the conditions within inaccessible and or concealed areas Components amp Conditions Needing Service Evaluation CLIENT ADVISORY There are several issues with the gas appliance vent installation recommend that a qualified plumbing contractor fully evaluate the vent system and service replace as necessary to ensure safe operation of the attached appliance s Please refer to the conditions issues below for additional information Safety Concern The appliance vent is located in an area subject to foot traffic The vent will become very hot in normal operation and poses a potential burn hazard Modifying the installation providing protection or other corrective action is recommended Please consult with a qualified HVAC or plu
134. factures instructions the information available online at This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 89 q q m q Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm www doors com and or a qualified garage door specialist SR Service Recommended SR The required child safety warning label is not affixed at the automatic garage wall control switch A replacement safety label can be obtained from the door manufacturer or online at www dasma org The safety label should be installed per the manufacturers recommendations Interested parties desiring further information and or service should consult with a qualified garage door specialist SR The emergency door release ropes cables are shorter than recommended Automatic garage door openers have a annual emergency release installed to allow the door to be opened in the event of an emergency or power failure The manual release rope cable should be no more than 72 inches off of the floor This is so that small children can not play with the release yet it is within reach of adults when needed Interested parties are encouraged to consult a qualified garage door specialist for any necessary serv
135. fied or electrician for additional information Improvement Correction Suggested All of the bathroom area receptacles were functional when tested Some of the convenience receptacles appear installed without GFCI protection GFCI protection is an important safety feature and would be required under current safety standards recommend that consideration be given to upgrading all convenience receptacles to have ground fault protection as renovation and or repairs are undertaken over time Registers Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified Guest Bathroom Size and Location Informational Comments Observations amp Conditions f The Guest bathroom is a full and is located off bedroom three powder room General Comments Informational Comments Observations amp Conditions f This area appears to have been part of a remodel Please refer to the general conditions and comments section for additional information and recommendations Doors Functional Components amp Conditions m The door in the bathroom is functional m The pocket door is functional Improvement Correction Suggested 7 The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components amp Conditions m The bathroom floor is a stone material and appears in serviceable condition with no significant
136. fied professional immediately http Awww cpsc gov cpscpub prerel prhtml97 97187 htm SR Service Recommended SR There are one or more gas appliances where the flexible gas connector does not appear to have been replaced when the attached appliance was upgraded replaced In general the flexible gas connectors should never be re used The compression fittings that are used as the gas seal on these the connectors are designed for one time use only That means that anytime they are removed they should be discarded and replaced with a new flex connector suggest upgrading the installation Interested parties desiring further information or service should consult with a qualified plumbing contractor Please refer to the body of the report for specific locations and or additional commentary __ Improvement Correction Suggested The gas shut off valve for one or more appliances are not readily accessible and may be difficult to access in an emergency suggest that all installations be modified relocated as needed to ensure proper accessibility as a safety upgrade to the property Interested parties should consult with a qualified plumbing contractor for further information and or service NOTE There are one or more older gas appliance shut off valves installed Older valves are not as reliable as newer gas valves They are prone to leaks and can be difficult to operate recommend that all older valves be upgraded as a property safety improve
137. flow in the wall cavity and prevent moisture accumulation suggest having a qualified seismic retrofit contractor evaluate and add additional ventilation as necessary This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 8 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm With Sections On Sleepers Informational Comments Observations amp Conditions f Portions of the lower level Unit area appears to be built on sleepers This precludes an evaluation of the foundation in that area The proximity to grade also prevents any evaluation of the floor framing system in that area Intermediate Floor Framing Functional Components amp Conditions Except as may be noted elsewhere the intermediate floor framing system appears to be performing as intended The construction methods observed appear generally consistent with a dwelling of this type and era Informational Comments Observations amp Conditions f The interior finishes in the lower level area prevented a complete evaluation of the intermediate framing system This evaluation is strictly limited to the visible portions No representations can be made as to the conditions within inaccessible or concealed areas
138. for heating the dwelling This would not take into account any heat air loss from the supply duct system insulation and or leakage Current designs may yield ninety to 90 95 percent efficiency Interested parties may wish to consult with a qualified HVAC contractor and or PG amp E regarding the cost benefits of and any rebates subsidies available for upgrading the system to a modern energy efficient design Bottom Line Improvement Possible but may not be worth the investment in many cases Lighting Green Tip GREEN TIP The lighting installed at various areas of the property does not conform to current California energy conservation guidelines Current standards require the lighting in kitchens bathrooms the exterior etc to be a high efficacy type energy efficient lighting such as florescent lights LED lights In some cases manual on auto off motion sensor switches may be installed recommend that the lighting be upgraded to conform to current energy efficiency standards as an energy conservation property upgrade Significant remodeling to this area may trigger mandatory upgrades to this system Interested parties desiring further information should consult with a qualified electrical contractor Bottom Line Improvement Possible may be worth the investment in most cases This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinio
139. formation and or service Exhaust Fan Functional Components amp Conditions m The bathroom exhaust fan responded to normal user controls when tested and appears functional Improvement Correction Suggested 7 The exhaust fan in the bathroom is noisy in operation suggest upgrading the installation to a newer quieter model Interested parties should consult with a qualified contractor for any necessary service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 70 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Improvement Correction Suggested The lighting in this area does not appear to conform to current energy conservation standards Upgrading the lighting is suggested Please refer to the general electrical comments section for additional information and recommendations Receptacles Informational Comments Observations amp Conditions NOTE There is an unidentified electrical junction box with cord plug in the left sink cabinet The purpose is not apparent Interested parties should consult with the sellers and or a quali
140. formed by a qualified plumbing contractor This inspection does not constitute a warranty or guarantee of the work performed by third parties NOTE This property is located in San Francisco The City of San Francisco has enacted the Residential Energy Conservation Ordinance RECO that provides for mandatory on sale upgrades to water conservation features in a dwelling A RECO compliance certificate from a prior sale or an inspection and upgrade work is generally required on sale Interested parties should consult with the certificate of compliance and or energy inspection report for any further information on this property FE Further Evaluation Recommended 7 observed discolored water flow a lack of water clarity from various faucets fixtures in the dwelling There were no obvious issues with the visible portions of the supply pipes that would explain this This is sometimes the found in properties that are unoccupied and fixtures have not been used It may also be the result of erratic use Water clarity may improve with consistent use Interested parties desiring further evaluation should consult with a qualified industrial hygienist and or a qualified plumbing contractor SR Service Recommended 7 SR There is a water hammer or an audible thumping banging noise when several plumbing fixtures are operated The noise is usually caused by a hydraulic phenomena similar to an echo It may also be the result of improperly secured pipes While it is gene
141. g practices require a caulk seal at the base A caulk seal at the base will help prevent the toilet from loosening up and potentially leaking Interested parties should consult with a qualified trades person for further information and or service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 72 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Exhaust Fan Functional Components amp Conditions m The bathroom exhaust fans are functional Improvement Correction Suggested 7 The exhaust fan is noisy in operation suggest upgrading the installation to a newer quieter model Interested parties should consult with a qualified contractor for any necessary service Lights General Maintenance amp Periodic Maintenance Item f One or more wall lights did not respond when tested and should have the bulb changed and or be serviced as needed Improvement Correction Suggested f The lighting in this area does not appear to conform to current energy conservation standards Upgrading the lighting is suggested Please refer to the general electrical comments section for additional information and recommendations Receptacles Functional Components amp Conditions m Th
142. g the hardware Interested parties should consult with a qualified trades person for any necessary service Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles Functional Components amp Conditions m The receptacles are functional Improvement Correction Suggested 7 There are 3 wire ground type receptacles installed that appear to be installed in a 2 wire ungrounded wiring system The use of 3 wire receptacles in an ungrounded installation is an improper practice Please refer to the electrical section for additional information and recommendations There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 62 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Bedrooms In
143. g standards require water hammer suppressors at appliances with quick closing valves such as dishwashers clothes washers etc Upgrading the installation to conform to current standards is recommended Interested parties desiring further information or service should consult with a qualified plumber Pipe Insulation Functional Components amp Conditions m The exposed pipe at the water heater appear insulated as required Installed insulation precludes a full evaluation of the installed piping No opinions are offered as to the conditions within concealed and or inaccessible areas Improvement Correction Suggested 7 The visible portions of the hot and cold water supply pipes are not insulated where they pass through unheated areas Current energy conservation standards require any hot water supply distribution pipes in This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 27 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm unconditioned areas to be insulated against energy loss recommend upgrading the installation to conform to current standards as a property upgrade Interested parties desiring further information on upgrading the installation and or availa
144. gas connection should be upgraded to a new safer stainless steel type Breakfast This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Overview Page 2 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Single Glazed Windows q One or more of the single pane windows frames sills and or trim appears damaged and should be serviced Receptacles q One or more receptacles are wired with reverse polarity and should be serviced Parking Garage Living Area Separation e q There are voids in the garage living area separation Service Recommended Entry Door Into the House q The entry door from the garage to the dwelling does not automatically self close Service Recommended q The entry door from the garage into the unit does not automatically self close Service Recommended Automatic Vehicle Door Opener q The safety beams are installed higher than federal safety standards allow Service Recommended Receptacles q The garage area receptacles do not appear to include GFCI protection where required Electrical e There are one or more improperly sealed electrical junction boxes Service Recommended e q There are improperly protected and or supported NM electrical cables in the
145. ggested that any such areas be sealed or covered in order to bring the installation into compliance with current standards and to maintain the necessary firewall separation between the garage and the living quarters Interested parties should consult with a qualified general contractor for further information and or any necessary service Slab Functional Components amp Conditions m The visible portions of the garage slab appear be performing as intended Some cracking should be anticipated in any large poured concrete installation Informational Comments Observations amp Conditions a The floor covering in the garage prevents a complete evaluation of the slab No opinions are offered as to the conditions with inaccessible or concealed areas suggest that the area be further inspected once it is made accessible A portion of the garage slab is covered by a raised floor built on sleepers The slab area below the sleepers flooring is not visible and could not be evaluated No opinions are offered as to the conditions with inaccessible or concealed areas General Maintenance amp Periodic Maintenance Item There are one or more floor drains All floor drains should be vigorously flushed several time per year to ensure proper flow This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluat
146. ging noise when this faucet fixture is operated This is a caused by a hydraulic phenomena and while it is generally only annoying it can in extreme cases cause damage to pipes Interested parties wishing further information should consult with a qualified plumber to evaluate and recommend remedial action Tub Functional Components amp Conditions m The tub is functional SR Service Recommended 7 There is an audible water hammer thump and or banging noise when this fixture is operated This is a caused by a hydraulic phenomena and while it is generally only annoying it can in extreme cases cause damage to pipes Interested parties desiring further information should consult with a qualified plumber to evaluate and recommend remedial action Stall Shower Functional Components amp Conditions m The shower is functional and the enclosure includes safety glass as required When tested observed adequate flow from the showerhead The draw at the drain appears adequate uninhibited Interested parties desiring further information should consult with a qualified plumbing contractor General Maintenance amp Periodic Maintenance Item 7 recommend periodic inspection and maintenance of the enclosure joints seams This will extend the life of the enclosure and should be considered part of the normal property maintenance Interested parties desiring further information or service should consult with a qualified trades person The area around the spigot h
147. gov for additional information and requirements The United States Environmental Protection Agency EPA publishes a wealth of material on asbestos and its use in residential construction Interested parties with desiring further information or that are concerned about this issues are encouraged to consult the information available online at http www epa gov asbestos and http Avwww epa gov lead Given the apparent age of this dwelling it is recommended that the property be evaluated by a licensed hazardous materials abatement firm or other qualified specialist CLIENT ADVISORY New product recalls and product safety alerts are added daily to the thousands of existing notices Should the reader be concerned about recall safety alerts for the appliances systems installed in the dwelling it is suggested that the information at the U S Consumer Protection Safety Commission CPSC web site http Awww cpsc gov or www recalls com be reviewed In accordance with CREIA standards of practice this report does not include the identification or research as to which This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 3 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm
148. greed to by the inspector and client prior to the start of the inspection The purpose of this inspection and written report is to provide an unbiased opinion of the material defects and conditions visible at that point in time Further it is to describe the physical condition of the selected key systems and components and parking area There is an overview of this inspection at the front of the report The recommendations in the overview should not be considered the only significant findings or issues The reader must establish their own priorities after thoroughly studying this report reviewing all the information and recommendations and consulting with other experts specialists as you may deem necessary The general property inspector is also a California Licensed Appraiser Trainee The inspection of this property was conducted in conformance with the CREIA Standards of Practice and the requirements of the State of California Business and Professions Code 7195 7196 Issues related to property valuation and or developing an opinion of value for the subject property are specifically excluded from the scope of work governing this report The general property inspector is also a certified fireplace inspector The inspection of this property was conducted in conformance with the CREIA Standards of Practice and the requirements of the State of California Business and Professions Code 7195 7196 An NFPA Level Il or other specialists evaluation was not performed
149. he interior of the fireplace appears to have been painted apparently for aesthetic reasons Ordinary household paints are not designed for the high temperatures found in an operating fireplace If the unit is used as is it is likely that the paint will burn off and off gas byproducts and gases that could contain potentially hazardous substances suggest that the interior be properly cleaned prior to use Interested parties should consult with a qualified trades specialist for additional information and or service Improvement Correction Suggested 7 The gas pipe does not appear sealed where it passes through the masonry firebox sidewall It is suggested that the annular space be sealed using approved means It is suggested that a qualified fireplace specialist evaluate and service seal the penetration as necessary Damper Functional Components amp Conditions m The damper is functional Informational Comments Observations amp Conditions 7 There is gas run to the firebox but no appliance installed Should a gas appliance be installed a damper safety block may be required to be installed A safety stop prevents the damper from closing This is important because unlike a wood burning fireplace a gas burning appliance produces little or no smoke However it may produce carbon monoxide which is both odorless and colorless and may be lethal even in small amounts A damper stop may be required to be installed depending on the appliance type We suggest
150. high efficacy type lighting and or there are no occupancy sensor light switches installed California energy conservation guidelines require that the lighting in kitchen s baths laundry and the exterior be high efficacy type energy efficient lighting such as florescent lights LED or that manual on auto off motion sensor switches be installed The lighting installed at these areas do not appear to fully conform with the energy conservation standards in affect at the time of apparent construction installation recommend bringing the installation into conformance with applicable standards Interested parties desiring further information should consult with a qualified electrical contractor Improvement Correction Suggested 7 The property appears to pre date the requirement for receptacles with integral anti tamper child proof safety features Current standards require accessible convenience receptacles in new addition areas to include this integral safety feature The safety feature is built into the device not added on after the fact Upgrading the receptacles is recommended for enhanced occupant safety Interested parties should consult with a qualified electrician for further information and or any recommended service GFCI amp AFCI Circuit Protection Devices General Maintenance amp Periodic Maintenance Item f The ground fault circuit interrupter GFCI receptacles and or circuit breakers should be tested periodically per the manufacturers instructi
151. hod of inspection Any further evaluation of the system should be scheduled prior to the removal of transaction inspection contingencies The manufacturers installation instructions for any pre fabricated systems were not reviewed as part of this inspection Living Room Fireplace General Masonry Fireplace amp Metal Flue Comments Informational Comments Observations amp Conditions The fireplace system appears to be masonry fireplace with a metal and tile flue assembly sometimes referred to as a Patent Flue Generally speaking this has proven to be a dependable system when properly installed and maintained The metal flue pipe has a tile liner This system provides a smooth transition for the bi products of combustion to be vented beyond the dwelling but provides a thermal barrier as well This type of flue is pre manufactured and is then assembled from the components onsite Chimney Stack or Walls Functional Components amp Conditions m The visible portions of the chimney stack walls appear to be in generally serviceable condition and performing as intended Periodic inspection by a qualified fireplace specialist is recommended as part of your routine property maintenance Chimney Flashings Informational Comments Observations amp Conditions 7 The chase flue assembly appears sealed at the flat roof using roofing material This is the commonly used method of installation for this type of roof flue systems in this area However this type of roofing
152. ic alarms the occupants will receive sufficient warning about 96 of the time lonization technology alarms pose a significant life safety risk Combination alarms are not recommended The type of alarm installed was not verified as part of this inspection Interested parties should consult with a qualified trade specialist for service General Maintenance amp Periodic Maintenance Item All smoke alarms with standard batteries should have the batteries changed twice per year The use off 10 year batteries is recommended All of us need a way to remind ourselves of critical routine maintenance items such as this Changing batteries when clocks are changed for daylight savings time is a good way to remember All smoke alarms should be tested per the manufacturers instructions generally on a weekly basis Any non responsive alarms should be serviced or replaced as needed Smoke alarms that are 10 years or older should be replaced as they may not respond when needed most The type of alarm installed was not verified as part of this inspection Upgrading to photoelectric smoke alarms is recommended There are carbon monoxide alarms installed as required Carbon monoxide alarms should be tested per the manufacturers instructions The units should be replaced periodically as indicated by the manufacturers to ensure proper function This is generally at least every 5 7 years Interested parties desiring further information should consult with a qualified trades
153. icant heat Care should be take in hanging any items from a mantle such as holiday decorations etc Any combustible items in close proximity to the opening may pose a safety fire hazard Master Bedroom Fireplace General Lined Masonry Chimney Comments Informational Comments Observations amp Conditions f See the living room fireplace to a further discussion of the common portions of this fireplace General Masonry Fireplace amp Metal Flue Comments Informational Comments Observations amp Conditions f The fireplace system appears to be masonry fireplace with a metal and tile flue assembly sometimes referred to as a Patent Flue Generally speaking this has proven to be a dependable system when properly installed and maintained The metal flue pipe has a tile liner This system provides a smooth transition for the bi products of combustion to be vented beyond the dwelling but provides a thermal barrier as well This type of flue is pre manufactured and is then assembled from the components onsite Weather Cap Improvement Correction Suggested f There is no weather cap installed on the chimney A properly installed weather cap will limit moisture intrusion into the flue and extend the life of the flue chimney Current standards would require the installation of an approved weather cap spark arrestor on any new modified installations recommend the installation of a listed weather cap spark arrestor on the system to bring the installation into conform
154. ice Cabinets Functional Components amp Conditions The garage cabinets have typical cosmetic wear that appears commensurate with age and use SR Service Recommended SR There are inappropriate improper and or missing screws connectors used to secure the upper cabinets to the wall In general the screws fasteners used to secure cabinets to the wall should conform to the manufacturers installation instructions and meet applicable standards with regard to providing proper support sufficient pull out and shear strength to the cabinets The use of drywall type screws or other improper fasteners is not recommended as they do not provide sufficient strength or support Generally accepted installation standards call for a minimum of four fasteners per cabinet The complete specifications are available from the manufacturer the Kitchen Cabinet Manufacturers Association online at www KCMA org Interested parties should consult with the manufacturers installation instructions and or see ANSI 161 1 200 for any specific requirements recommend that a qualified trades person evaluate and service as needed to ensure the safety of the installation Lights Functional Components amp Conditions The lights responded when to normal user controls when tested and appear functional Receptacles Components amp Conditions Needing Service Evaluation Some or all of the receptacles do not appear to include ground fault circuit interrupter GFCI protec
155. if in fact it contains any hazardous materials Should hazardous materials be found they would need to be removed and disposed of by a licensed hazardous materials abatement contractor LEAD PAINT ADVISORY Based on the apparent age of the dwelling it is probable that lead based paints are present were used at some point in time Any necessary prep painting work should conform to applicable lead based paint standards Interested parties desiring further information should consult with a properly certified and qualified painting contractor and or the Environmental Protection Agency www epa gov Please refer to the general information section for additional commentary General Maintenance amp Periodic Maintenance Item i The weather in this area tends to have more fog and or moisture than would be considered normal In this type of environment it is critical that the exterior maintenance be performed on a regular basis recommend inspecting the exterior at least once per year for wear and tear Any deteriorated caulking This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 10 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm weathered or deteriorated wood
156. inspected flushed before the rainy season to insure proper flow Additionally it is also suggested that consideration be given to installing a secondary drain when the roof is serviced and or replaced Improvement Correction Suggested 7 There are no gutters installed above the atrium area Itis suggested that a qualified trades person install gutters as needed Gas Appliance Flues Components amp Conditions Needing Service Evaluation f The gas appliance vent is terminated less that 7 off the adjacent walking surface This does not appear to conform to current standards recommend modifying the installation for safety reasons Please consult with a qualified HVAC contractor for additional information evaluation and or service Roof Mounted Equipment Informational Comments Observations amp Conditions 7 The evaluation of roof mounted equipment such as TV antennas satellite dishes etc is beyond my expertise and the scope of a property inspection These components are specifically excluded from the scope of the inspection Any comments made regarding these components are strictly for the convenience of the client and should not be considered comprehensive There are one or more satellite dishes mounted on the roof These components should be periodically inspected to ensure that they are properly secured to the roof as the brackets and or cables may loosen or deteriorate over time The connection points should be inspected as well since any roof penet
157. installed at all locations required recommended under current plumbing standards recommend bringing the installation into conformance with current standards as a property upgrade Certain types of repairs or alterations may trigger mandatory upgrades to the installation Certain home warranty and or home owners insurance carriers may charge a premium or decline service on non conforming installations Interested parties desiring further information and or service should consult with a qualified plumbing contractor Fuel Gas System Fuel Supply Informational Comments Observations amp Conditions 7 Fuel Gas Type Utility Metered Natural Gas Gas Meter amp Shut Off Informational Comments Observations amp Conditions 7 METER CAPACITY The meter is an older type The meter capacity could not be determined Older meters generally have a maximum capacity of 175 250 cubic feet per hour or less This would be roughly sufficient to support 175 000 250 000 BTU s or less of gas appliance capacity It is recommended that the meters be clearly and permanently labeled as to the units that they serve to facilitate an orderly shut down for service or in an emergency GAS SERVICE METERS Units Individual Meters Common Areas No Separate Meter NOTE recommend determining from the sellers which unit is responsible for the common exterior area electrical usage Gas Seismic Shut Off Valves amp Excess Flow Devices Improvement Correction Suggested 7 CLIENT ADVISO
158. intenance amp Periodic Maintenance Item f Per manufacturers recommendations the forced air heating system should be cleaned and serviced annually to ensure efficient operation suggest that you protect your investment by having the system cleaned and evaluated by PG amp E or a licensed HVAC contractor on an annually basis Improvement Correction Suggested f The area around the forced air heater should not be used for storage recommend maintaining proper clearances around all appliances to ensure proper air flow and allow for adequate service access This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 49 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm There appears to be no service manual for the system located at the unit recommend obtaining a copy of the manual and leaving it at the unit for use by service personal The manual may also contain important routine maintenance information for the property owner as well Gas Appliance Vent and Termination Functional Components amp Conditions g The visible portions of the vent pipe and or termination cap appear in serviceable condition except as may be noted elsewhere Informational Comments Observati
159. ion Date Time 12 3 2012 9 00 am to 2 30 pm exercised when moving heavy objects across them Informational Comments Observations amp Conditions 7 Some of the floor was not visible due to furniture personal property etc Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Single Glazed Windows Functional Components amp Conditions m The single pane windows are functional Safety Concern q There were no etched safety glazing labels apparent at the time of inspection on one or more of the windows in potentially high risk areas These areas may not include safety glass as recommenced under current safety glazing guidelines While this may have been acceptable under the guidelines in effect at the time of construction installation it is now understood that these areas present special safety hazards Any glass that is replaced in these high risk areas must meet current safety glazing requirements recommend that consideration be given to upgrading all glazing in high risk areas to conform to current safety glazing standards as a property safety upgrade especially should infants small children or the elderly be present Interested parties desiring further information should consult with a qualified glazing contractor General Maintenance amp Periodic Maintenance Item i One or more windows may need service to work properly such as shaving sanding trimming or servicin
160. ion Services Copyright 2012 Inspection Narratives Page 88 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Ventilation Ports Informational Comments Observations amp Conditions f There appears to be minimal ventilation installed in the garage area Itis recommended that vehicle engines not be left running with the garage door closed or carbon monoxide poisoning could result In San Francisco current standards would require a minimum of 200 square inches of vent area for any new constructions remodels suggest upgrading the ventilation in the garage to bring the installation into conformance with current standards as a property safety upgrade Entry Door Into the House Components amp Conditions Needing Service Evaluation q The entry door from the garage into the dwelling does not automatically self close and latch as required The door from the garage into the living spaces must automatically self close and latch in order to maintain the required separation between a garage and living quarters recommend that the door be adjusted and or serviced as needed by a qualified trades person to insure proper operation q The entry door from the garage into the unit does not automatically self close and latch as required The door from the garage into the living spaces must automatically self close and latch in order to maintain the required fire separation between a garage and living qua
161. ion includes testing a representative number of windows and doors light switches and receptacles do not evaluate window treatments move furniture lift carpets or rugs empty closets or cabinets may not comment on issues that appear cosmetic in nature may comment on the cracks that appear around windows and doors or which follow the lines of framing members and the seams of drywall and plasterboard These cracks are a consequence of movement such as wood shrinkage settling and or seismic activity These cracks may reappear particularly if they are not properly repaired The evaluation of environmental conditions is specifically excluded from the scope of work governing this inspection Please refer to the general information section for additional comments The evaluation of environmental issues is left to the discretion of the reader but should be completed prior to the removal of transaction inspection contingencies General Interior Conditions and Comments General Comments Informational Comments Observations amp Conditions _ FE FURNISHED PROPERTY The dwelling was furnished at the time of inspection Access to the components systems surfaces etc was limited In accordance with CREIA standards of practices inspect the components and or areas that are visible readily accessible do not move furniture lift carpets nor remove or rearrange or move items in closets cabinet etc No opinions are offered as to the conditions
162. ion instructions Appliances older than ten years will exhibit decreased efficiency and reliability Portable free standing and or specialty appliances such as refrigerators built in toasters coffee makers can openers blenders water purifiers barbecues grills or rotisseries timers clocks thermostats the self cleaning capacity of ovens and concealed or countertop lighting were not inspected Appliances have a finite life span Itis not possible to predict what the life span may be for a given device The inspection of an appliance or system does not constitute a guarantee or warranty as to future functionality or remaining life Rather this inspection reflects the appliances basic functionality at the time of inspection General Comments Informational Comments Observations amp Conditions f This area appears to have been part of a remodel Please refer to the general conditions and comments section for additional information and recommendations Doors Informational Comments Observations amp Conditions f The door was not installed at the time of inspection Floor Functional Components amp Conditions m The floor in the kitchen area is tiled and appears serviceable with no visible significant issues defects All types of tile require periodic cleaning re sealing and re grouting to maintain their appearance and water seal Informational Comments Observations amp Conditions Furniture area rugs and or personal belongings prevented a comple
163. ional information recommendations FE Further Evaluation Recommended 7 There are vertical cracks visible in the perimeter foundation walls There is no absolute standard for evaluating concrete masonry cracks and even experts may disagree on what does does not constitute an area of concern Itis my understanding that cracks that are less than 1 8 and do not show indications of rotation and or separation are not generally be regarded as being an area of concern Itis recommended that the foundation be periodically inspected for any change in condition especially any existing cracks as they may move imperceptibly over time In my opinion given the limitations of the inspection the age and conditions observed no further evaluation of the poured concrete stem walls appears warranted at this time Interested parties desiring further information should consult with a registered design professional This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 87 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Improvement Correction Suggested f Portions of the cripple walls have plywood OSB shear panel material installed The original design documents should confirm
164. ire sprinkler systems and specifically disclaim these systems See the terms of use for this report In the course of this generalists inspection may alert the reader to the presence or absence of components when apparent to us Any comments are those of a lay person not a specialist My comments are not a substitute for a specialists inspection It is recommended that all such systems be further evaluated by a qualified specialist prior to the removal of transaction contingencies The inspection by a qualified specialist may recommend upgrades changes detect defects and or conditions that am unaware of Fire Safety Equipment Smoke amp CO Alarms Safety Concern RECOMMENDED SAFETY UPGRADE It is recommended that ALL ionization alarms regardless of age be replaced with photoelectric smoke alarms Extensive research clearly shows that photoelectric smoke alarms are far more reliable in most real world fire scenarios Nearly 95 of the smoke alarms installed in US residences are IONIZATION alarms lonization alarms are approved smoke alarms and DO comply with the legal requirements for transfer in MOST jurisdictions However significant research shows that ionization alarms RESPOND TOO SLOWLY to the smoldering fires responsible for most residential fire deaths lonization alarms are also notorious for nuisance tripping from cooking shower steam etc lonization alarms will fail to adequately warn occupants about 55 of the time With photoelectr
165. ith a qualified HVAC contractor Registers Functional Components amp Conditions 7 The registers are functional except elsewhere in the report Informational Comments Observations amp Conditions 3 RETURN AIR REGISTER LOCATION S Hall Wall NOTE It is important for the proper operation of the system to never obstruct the return air opening To do so will not only reduce the efficiency and airflow of the heating system and may actually reduce the life of the system Improvement Correction Suggested i There are one or more supply registers located within 10 feet of the return air intake This may cause the airflow to short circuit and may reduce the overall system efficiency somewhat Interested parties desiring further information should consult with a qualified HVAC contractor Type of Air Distribution Ductwork Informational Comments Observations amp Conditions TYPE Metal Slip Fitted Insulated This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 52 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm m Air Distribution Ductwork Comments amp Conditions Functional Components amp Conditions The visible portions of the air distribution ducts ap
166. ker Property Evaluation Services Copyright 2012 Inspection Narratives Page 86 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles SR Service Recommended 7 There are one or more receptacles or switches with loose missing damaged cover plates recommend installing covers for safety reasons Improvement Correction Suggested f The receptacles in the laundry area are functional but are not ground fault protected GFCI as current standards require suggest that all receptacles be upgraded to include GFCI protection as a property safety upgrade Interested parties should consult with a qualified electrician regarding further information and or to upgrade the installation Appliances Not Evaluated Informational Comments Observations amp Conditions NOTE There was no clothes washer or dryer installed at the time of inspection Parking General Parking Comments Informational Comments Observations amp Conditions f It is not unusual for moisture to penetrate garages The slabs are on grade and rarely have a vapor barrier installed under them Evidence of moisture is generally apparent from the efflorescence the white salt crystal deposits that form when moisture penetrates concrete masonry Any living space above the garage may be seismically vu
167. l PANEL SIZE 70 Amp 240 VAC Sub Panel Informational Comments Observations amp Conditions The electrical panel does not appear to be an original installation When an electrical panel is replaced installed a building permit and inspection is required Interested parties are encouraged to obtain copies of all installation documentation and a full permit history for the property These documents should This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 43 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm confirm that the installation was made with benefit of a permit and installed by a qualified electrical contractor with appropriate jurisdictional oversight Improvement Correction Suggested 7 NOTE The circuit labeling does not appear to conform to current standards Generally accepted electrical safety standards require that ALL circuits be clearly identified so that in an emergency the appropriate circuit can be readily identified Circuit labeling should clearly identify the system or area served in a manner that will not change over time i e Blue Bedroom versus Rear Left Bedroom All labels should be unique and permanent Interested parties should co
168. light Functional Components amp Conditions m The interior portion of the skylight appears in serviceable condition There were no indications of staining and or prior moisture apparent at the time of our inspection recommend monitoring the interior finishes in this area for indications of moisture as skylights are a common point of leakage in all roof installations Cabinets Functional Components amp Conditions m The visible accessible portions of the cabinets appear in generally serviceable condition Informational Comments Observations amp Conditions 7 There are stains and or indications of prior moisture at the base of the sink cabinet There was no apparent moisture visible at the time of inspection This area may be noted in the WDO report suggest monitoring This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 73 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm the area for indications of moisture and servicing as needed Sink Countertop Functional Components amp Conditions m The countertops are a stone material The countertops appear in serviceable condition with no significant issues apparent Stone is porous by nature and will require periodic
169. ll vary with the age of the dwelling No specialized tools were used to measure the level the interior floors etc The accessible portions of the foundation were inspected report on the presence absence of bolts and look for visible indications of distress or damage may not comment on lessor issues such as small cracks in the stem walls and small deviations from plumb and level in the intermediate floor framing or conditions as these issues are not normally an area of concern There is no recognized standard for evaluating cracks in older foundations It is my understanding that cracks that are 1 8 or less and which do not exhibit any vertical or horizontal displacement are not usually regarded as being a concern All other cracks should be evaluated by a specialist Under California law only a registered design professional may render an opinion as to the significance of a structural issue or the adequacy of the methods of construction Further evaluation by a foundation contractor a registered design professional etc may not be indicated but is always recommended if this is an area of personal concern Conditions may change over time All cracks start out as small ones so periodic inspection of the foundation is recommended Please refer to the earthquake safety disclosure guide that is published by the State of California This pamphlet is available from your realtor Interested parties should consult with an expert for further information and o
170. lnerable Garage door openings are not standard and you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles Parking Space Informational Comments Observations amp Conditions f The garage area appears to have a garage area sufficient to park 2 compact standard size autos in tandem recommend confirming that your vehicle s will fit in the available space FE Further Evaluation Recommended 7 As is common in older dwellings the parking area may be less than the typical size found in more modern homes which is 11 4 for a single car garage and 18 4 for a double car garage with a minimum depth of 19 4 for both recommend confirming that your car s will fit in the available parking area Walls and Ceiling Functional Components amp Conditions The garage walls have cosmetic wear and tear that appears consistent with age and use Interested parties may wish to have any dings holes voids etc serviced as needed by a qualified trades person Informational Comments Observations amp Conditions i The visible portions of the garage walls have bolts and or restraints securing the sill framing to the foundation stem walls There is evidence of moisture efflorescence on the concrete or masonry garage footings walls This confirms the presence of moisture in this area at some point Efflorescence is the white powdery formation on the concrete walls Please refer to the Structure section for addit
171. ly bonded for safety reasons recommend that a qualified electrician evaluate and service as necessary Sub Panel House General Comments Informational Comments Observations amp Conditions All interior electrical panels should be readily accessible and have a minimum of 36 inches of clear space in front of them for service The area above the panel should be clear of other systems piping to the ceiling Every circuit in the panel should be clearly labeled as to purpose in a way that does not change over time The accuracy of the circuit labeling was not verified as part of this inspection Size and Location Informational Comments Observations amp Conditions LOCATION Adjacent to the Main Panel PANEL SIZE 70 Amp 240 VAC NOTE The panel capacity is an estimate only based on the apparent rating of the over current protection device that appears to protect this panel Interested parties desiring further information may wish to consult with a qualified electrician regarding this issue Sub Panel Informational Comments Observations amp Conditions The electrical panel does not appear to be an original installation When an electrical panel is replaced installed a building permit and inspection is required Interested parties are encouraged to obtain copies of all installation documentation and a full permit history for the property These documents should confirm that the installation was made with benefit of a permit and installed by
172. m to 2 30 pm Metal Slip Fitted Insulated Air Distribution Ductwork Comments amp Conditions Functional Components amp Conditions 7 The visible portions of the supply ducts appear to be in serviceable condition except as may be noted elsewhere Informational Comments Observations amp Conditions Interior wall finishes restricted access preclude fully evaluating the air distribution ducts No opinions can be offered as to the conditions within concealed or inaccessible areas SR Service Recommended q Portions of the exposed heating ducts in the garage are a flexible material This material is not approved for use in this area as it creates a void in the fire separation between the living space and the garage recommend of replacement of any inappropriate material with a minimum 26 GA metal ducting material as would be required under current standards Interested parties should consult with a qualified HVAC contractor for further information and or service Heating System Lower Type of Fuel Informational Comments Observations amp Conditions 7 Fuel Source amp Type Utility Metered Natural Gas General Heating System Information Informational Comments Observations amp Conditions 7 MANUFACTURER TempStar Corporation TYPE Central Forced Air Furnace FURNACE LOCATION Garage Right ESTIMATED AGE 2 Year Old INPUT RATING 100 000 BTU s Per Label FURNACE Right Unit When Facing Green Tip m MEDIUM EFFICIENCY This furnace is an induc
173. maintenance of the property is critical Periodic maintenance such as painting caulking exterior walls and trim sealing walkways decks and other hard surfaces is particularly important This provides important protection against weathering and or deterioration All windows doors light fixtures cable telephone cables and pipe penetrations are potential points of moisture intrusion and must be properly maintained Unfortunately these issues may not manifest themselves for some time The cost of properly maintaining a property will always be less expensive than the cost of dealing with deferred maintenance issues Driveways Functional Components amp Conditions The driveway is in generally serviceable condition Walkways Functional Components amp Conditions The concrete and or masonry walkways appear in generally serviceable condition Smaller cracks may be visible in the poured concrete walkways etc In general such cracks are not considered an area of concern Periodic sealing of all voids cracks is recommended as moisture infiltration may result in more significant issues Interested parties desiring further information should consult with a qualified concrete masonry contractor Fences and Gates _ Functional Components amp Conditions The fences and gates have wear that is commensurate with their age and are generally functional except as noted elsewhere recommend routine maintenance of all fencing to maximize the useful life
174. mbing contractor for evaluation and service SR Service Recommended SR Portions of the gas vent or connector are installed with insufficient slope i e neutral to negative pitch To ensure a positive draft generally accepted venting standards require that the vent system should be installed with a minimum of 1 4 rise per foot a positive slope to ensure proper drafting SR The gas appliance vent is terminated less that 7 off the adjacent walking surface This does not appear to conform to current standards recommend modifying the installation for safety reasons Please consult with a qualified plumbing or HVAC contractor for additional information evaluation and or service This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 32 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Vent Terminated Less that 7 feet off Walk FE Continued improper Slope WW ji al Improvement Correction Suggested f Some of the vent connections are sealed with material tape not rated for use on gas appliances suggest that a qualified trades person evaluate and service the installation as needed Water Shut Off Valve and Connectors Functional
175. mediation Failure to follow generally accepted guidelines or standards can result in reoccurrence of such issues and the need for additional remediation or corrective measures ENVIRONMENTAL ISSUES EXCLUDED The evaluation identification of hazardous materials such as asbestos and lead paint is outside of my expertise and the scope of this inspection All such issues are SPECIFICALLY DISCLAIMED Only a qualified specialist is qualified to determine the presence of these materials any associated health risk and any remedial action necessary for the specific conditions present The presence of asbestos lead paint etc in buildings constructed prior to the early 1980 s would not be an uncommon finding Asbestos containing materials ACM can often be found in ventilation duct wrap materials some older insulation pop corn or cottage cheese ceiling texturing material older floor tile materials wall texturing materials paints etc There are federal and State regulations governing activities that disturb painted surfaces in dwellings built before 1981 These rules are intended to prevent lead contamination ingestion by the occupants This includes any activity that disturbs finishes such as window replacement or demolition This applies to all residential housing and some other buildings built before 1981 Always ask to see your contractor s certification Please refer to the EPA web site at www epa gov and the Cal EPA web site at www calepa ca
176. membrane beneath them for water resistance This waterproof membrane is not visible and was not evaluated The majority of leaks result when a roof has not been well maintained or kept clean recommend that a qualified slate roofing contractor inspect and service the roof on at least an annual basis This is important because this inspection service does not include any guarantee against leaks For such a guarantee it will be necessary to have a roofing company perform a water test and issue a roof certification The sellers or the occupants will generally have the most intimate knowledge of the roof and you should ask them about its history and then schedule regular maintenance service The majority of slate roofs cannot be walked on without risking damage to the tiles Because slate tiles can break easily it is important that only qualified roofing specialists access and or service these roofs Further Evaluation Recommended There are scattered slate tiles that are cracked chipped etc This would not be considered an unusual finding Further action is left to the discretion of the client Periodic inspection by a qualified roofing contractor is recommended With Composition Sections Functional Components amp Conditions m The composition shingle roof appears to be in generally acceptable condition but it will need to be kept clean and inspected annually However our service does not include any guarantee against leaks For a guarantee
177. mended that all smoke alarms installed be photoelectric type smoke alarms Living Floor Functional Components amp Conditions m The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Informational Comments Observations amp Conditions 5 Some of the floor was not visible due to furniture personal property etc This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 60 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Multi Glazed Windows Functional Components amp Conditions m The multi glazed windows are functional Safety Concern q While required at the time of apparent installation was unable to positively verify that glazing in one or more high risk areas are tempered impact resistant glass The required etched saf
178. ment Interested parties desiring further information and or service should consult with a qualified plumbing or HVAC contractor There are portions of the gas supply piping in the garage area that appear marginally supported and or secured While these areas do not appear subject to significant risk of impact or damage it is suggested that additional support and or protection be installed as a safety upgrade Current safety standards require that the gas pipe is properly supported to prevent damage Water Heater Upper Age Capacity Location amp General Information Informational Comments Observations amp Conditions MANUFACTURER Rheem Corporation Fuel Source amp Type Utility Metered Natural Gas CAPACITY 48 Gallons Per Label LOCATION Garage ESTIMATED AGE 2 Year Old NOTE The water heater does not appear to be original to the property When a water heater is replaced a building permit and inspection are always required Interested parties are encouraged to obtain copies of the relevant installation documentation manuals and or permit that would indicate the work was completed This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 31 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Dat
179. ment and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 90 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm In Law Unit Au Pair Unit In accordance with CREIA and industry standards of practice our inspection covers the primary structure and associated parking structure when being used as originally intended and the portions of the property within six feet of this building or buildings Auxiliary buildings whether used for living storage or other purposes are excluded from this evaluation unless agreed upon prior to the inspection These additional areas may be inspected for an additional fee The inspection of auxiliary buildings and or remodeled converted areas in the primary building and or parking structure does not constitute a warranty or guarantee as to the usefulness of the space for a given purpose In many cases such areas are additions and or remodels The construction conversion work may or may not have been done with benefit of necessary permits and or zoning approvals These areas may be used for purposes contrary to the current zoning ordnances applicable to the property All such considerations are outside the scope of a property inspection and are specifically disclaimed The potential buyer is specifically caution
180. mp Conditions Appliances furniture and or personal belongings prevented a complete examination of the flooring in this area Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Cabinets Functional Components amp Conditions m The cabinets in the laundry room are functional Countertops Functional Components amp Conditions m The countertop is a stone material and appears in serviceable condition with no significant defects apparent Stone is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of normal homeowners maintenance Exhaust Fan Improvement Correction Suggested f There is no exhaust fan installed in the laundry area While not required it is now recognized that proper ventilation in this area is important suggest that additional ventilation be installed as remodeling and or renovation is undertaken over time Valves and Connectors Functional Components amp Conditions f The water supply shut off valves for the clothes washer are installed as required There were no indications of leakage visible at the time of inspection The operation of the valves was not verified Since shut off valves are not in daily use they may become stiff or frozen over time It is recommended that the proper orientation of the valves be confirmed i e hot water on the left and cold on
181. mp Conditions m The sink faucet is functional When tested observed adequate flow from the faucet Interested parties desiring further information should consult with a qualified plumbing contractor Valves and Connectors Functional Components amp Conditions m The visible portions of the water supply valves and connectors below the sink appear serviceable The operation of the valves was not verified No indications of leakage was apparent at the time of inspection Since the water supply shut off valves are not in regular use they may become stiff or frozen over time Trap and Drain Functional Components amp Conditions m The trap and drain at the sink is functional The draw at the drain appears adequate uninhibited There were no apparent indications of leakage moisture at the accessible portions of the fixture drain Interested parties desiring further information should consult with a qualified plumbing contractor Electric Cook Top Functional Components amp Conditions m The electric cook top responded to normal user controls when tested and appears functional Exhaust Fan or Downdraft Informational Comments Observations amp Conditions There is no exhaust fan installed in the kitchen It is now recognized that proper ventilation in this area is important in maintaining the indoor air quality of the dwelling Current standards require a kitchen exhaust hood that is vented to the exterior suggest that ventilation be upgraded to conform t
182. mpany for information and applications 1 866 743 2273 SENIORS AND SPECIAL NEEDS Medical Baseline Emergencies People of all ages and income levels on life support or with certain medical conditions where a loss of electricity could be a threat to their lives should contact their electric company to apply for the Medical Baseline program or call Flex Your Power at 1 866 968 7797 for a referral The program provides a variety of benefits including a larger allotment of low cost baseline electricity and advance notification of rotating power outages A flier Consumer Tips for Energy Emergencies with information for seniors and people with special medical conditions who are especially vulnerable to heat electricity outages and higher electric bills is available at www dca ca gov REPORT CONCLUSION Inspecting a dwelling is a simple task anyone can do it Performing a professional general property inspection is infinitively more difficult Professional general property inspectors must have broad technical knowledge that enables them to recognize existing conditions and make recommendations for further action where deemed appropriate However there is risk involved in every real estate transaction no inspection can completely eliminate that risk This report was produced specifically for the subject property and the associated primary parking area This report does not include any other portions or features of the site except as agreed to by the in
183. mper Hearth extension B The inspector is not required to Inspect chimney interiors This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 103 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Inspect fireplace inserts seals or gaskets Operate any fireplace or determine if a fireplace can be safely used SECTION 9 Building Interior A Items to be inspected Walls ceilings and floors Doors and windows Stairways handrails and guardrails Permanently installed cabinets Permanently installed cook tops mechanical range vents ovens dishwashers and food waste disposers Absence of smoke alarms and carbon monoxide alarms Vehicle doors and openers B The inspector is not required to Inspect window door or floor coverings Determine whether a building is secure from unauthorized entry Operate test or determine the type of smoke or carbon monoxide alarms or test vehicle door safety devices Use a ladder to inspect systems or components Ill LIMITATIONS EXCEPTIONS AND EXCLUSIONS A The following are excluded from a real estate inspection Systems or components of a building or portions thereof which are not readily accessible not permanently i
184. mponents amp Conditions i The roof appears visually to be older Except as noted elsewhere the roof appears to be in generally serviceable condition and performing as intended There is visible deterioration wear commensurate with a roof of this general age range and area Because the roof is older it will be more susceptible to damage and or leakage It will be important to keep the roof and drains clean to insure proper drainage Any areas noted elsewhere as requiring service should be further evaluated by a qualified roofing contractor and serviced as needed Additionally the roof should be inspected periodically by a qualified roofing contractor This inspection necessarily can not include any guarantee against leakage For a guarantee a roofing company would have to perform a water test and issue a roof certification This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 19 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Informational Comments Observations amp Conditions The gravel roof appears to be approximately 6 to 10 years old However this is only an estimate based on the visual appearance of the material Interested parties should obtain a
185. ms the exterior garage laundry kitchens etc suggest that all of the receptacles in all high risk areas be upgraded to include ground fault GFCI protection as a property safety upgrade Interested parties are encouraged to consult with a qualified electrical contractor for further information and or service RECOMMENDED UPGRADE AFCI breakers are designed to protect electrical circuits from a particular type of arcing fault that would go undetected by a conventional breaker or even GFCI protection device The period of construction for this property appears to pre date the requirement for all electrical convenience circuits to be AFCI protected Any significant remodel renovation of the property may trigger mandatory upgrade requirements Generally speaking with some exceptions AFCI breakers would now be required on all electrical outlets in the dwelling for new construction or a significant remodel An electrical outlet is any place where an electrical device is connected installed i e wall convenience receptacles light fixtures hardwired smoke detectors etc recommend that this installation be brought into conformance with current guidelines as a property upgrade Interested parties desiring further information should consult with a qualified electrician Low Voltage Transformer Informational Comments Observations amp Conditions 7 LOCATION There is an apparent low voltage transformer located in the garage Transformers are typically u
186. n which may require disassembly specialized knowledge special equipment measuring calculating quantifying testing exploratory probing research or analysis This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 105 ENERGY CONSERVATION INFORMATION amp REPORT CONCLUSION 111 Doll House Lane Malibu CA 94066 UTILITY BILL REBATES AND OTHER ASSISTANCE Online Consumer and Business Conservation Rebate Database www consumerenergycenter org California Department of Consumer Affairs www dca ca gov energy challenge htm California Energy Commission 1 800 772 3300 or www consumerenergycenter org for information on utility bill assistance programs California Public Utilities Commission Consumer Affairs Branch 1 800 649 7570 or www cpuc ca gov for information on baseline and other optional rates and bill assistance programs Local Utility Companies Pacific Gas amp Electric 1 800 743 5000 or www PGE com City of Palo Alto 650 329 2161 or www city palo alto ca us HELP FOR LOW INCOME RESIDENTS California Department of Community Services and Development 1 800 433 4327 or www csd ca gov liheap htm for Low Income Home Energy Assistance Program California Energy Alternative Rates CARE Call your local utility co
187. nce with generally accepted electrical safety standards and appropriate jurisdictional oversight Please refer to the general information section for additional recommendations One or more receptacles are installed with insufficient clearances to a baseboard heating unit Please refer to the body of the report for the location and or additional commentary While this may have been an acceptable practice at one time current safety standards would no longer allow this installation as the insulation on electric cords may become damaged if they contact the heater Caution is recommended in this area Relocating the receptacles to provide safe clearances to the unit is recommended Interested parties are encouraged to consult a qualified electrician for further information and or service _ Listing instructions prohibit installation of electric baseboard heaters under receptacles Electric Baseboard Heaters This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 46 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm SR Service Recommended 7 SR There are areas of the dwelling where the lighting installed does not appear to be energy efficient
188. nctional Safety Concern There were no etched safety glazing labels apparent at the time of inspection on one or more of the windows in potentially high risk areas These areas may not include safety glass as recommenced under current safety glazing guidelines While this may have been acceptable under the guidelines in effect at the time of construction installation we now understand that these areas present special safety hazards Any glass that is replaced in these high risk areas must meet current safety glazing requirements We recommend that consideration be given to upgrading all glazing in high risk areas to conform to current safety glazing standards as a property safety upgrade especially should infants small children or the elderly be present Interested parties desiring further information should consult with a qualified glazing contractor Closet Functional Components amp Conditions The closet or closets in the hallway are in acceptable condition Lights Functional Components amp Conditions The lights appear functional They responded to normal user controls when tested This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 80 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection D
189. nd limitations of the inspection as described in the terms of use the written agreement and in the CREIA Standards of Practice It is recommended that all repairs safety issues or upgrades be completed by appropriately licensed and or qualified specialists and only with the benefit of permit The prospective buyer is specifically cautioned to obtain any further evaluations information price quotes et cetera pertaining to the recommendations made in this report prior to the removal of transaction inspection contingencies These licensed and or qualified specialists may well identify additional defects and or recommend additional upgrades the scope and price of which could effect your evaluation of the property An overview of this inspection is provided at the front of the report where I list the recommendations that believe may be important to the client These recommendations should not be considered the only significant findings or issues The reader must establish their own priorities after thoroughly studying this report reviewing all the information and recommendations in this report and consulting with other experts and or specialists as they deem necessary Report File Single Family Sample This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright
190. ndards of Practice of the California Real Estate Inspection Association CREIA attached hereto and incorporated herein by reference and is limited to those items specified herein CLIENT S DUTY Client agrees to read the entire written report when it is received and promptly call Inspector with any questions or concerns regarding the inspection or the written report The written report shall be the final and exclusive findings of Inspector Client acknowledges that Inspector is a generalist and that further investigation of a reported condition by an appropriate specialist may provide additional information which can affect Client s purchase decision Client agrees to obtain further evaluation of reported conditions before removing any investigation contingency and prior to the close of the transaction In the event Client becomes aware of a reportable condition which was not reported by Inspector Client agrees to promptly notify Inspector and allow Inspector and or Inspector s designated representative s to inspect said condition s prior to making any repair alteration or replacement Client agrees that any failure to so notify Inspector and allow inspection is a material breach of this Agreement ENVIRONMENTAL CONDITIONS Client agrees what is being contracted for is a building inspection and not an environmental evaluation The inspection is not intended to detect identify or disclose any health or environmental conditions regarding this building
191. nents amp Conditions The floor is carpeted and appears in serviceable condition There are no apparent visible significant issues Walls and Ceiling Functional Components amp Conditions The walls and ceiling appear in generally serviceable condition There are indications of prior repairs that appear consistent with ongoing property maintenance Treads amp Risers Safety Concern The treads and risers do not appear uniform and pose a potential trip hazard The treads are those components on which a person steps on For safety reasons current standards require the treads to be a minimum of 10 in depth with a stair nosing and at least 11 on treads with no nosing The rise is the vertical rise between the steps The rise should be no more than 7 3 4 and no less than 4 Also the total variance in rise between any steps in the run must not exceed 3 8 recommend that the installation be upgraded to conform to current standards as a property safety upgrade Stair Rails Safety Concern The stair handrails appear to be older and conform to less safe construction practices Current safety standards require an easily graspable handrail at a height between 34 and 38 inches The handrails should be continuous from top to bottom and the ends should return to the wall to avoid snagging clothing purses etc suggest that appropriate precautions be used Upgrading is recommended Please be aware that significant modifications in this area may trigger
192. ner that will not change over time i e Blue Bedroom versus Rear Left Bedroom All labels should be unique and permanent Interested parties should consult with a qualified electrical contractor for service The electrical panel is installed with inadequate service clearances Electrical safety standards require a minimum of 36 of clear space in front of the panel and 30 across the panel This is to facilitate service or an emergency disconnect recommend modifying the installation as needed to ensure full proper clearances Interested parties desiring further information should consult with a qualified electrical contractor Exterior Cover Panel Functional Components amp Conditions The exterior electrical panel cover is in acceptable condition Wiring Functional Components amp Conditions There are no visible deficiencies with the electrical wiring in the sub panel The wiring methods appear generally consistent with practices of the apparent time of construction and or installation Circuit Protection Functional Components amp Conditions There are no visible deficiencies with the circuit breakers in the main electrical panel Grounding Informational Comments Observations amp Conditions The sub panel grounding methods appears consistent with the practices at the time of apparent installation Current electrical safety standards are more stringent Certain electrical work service on the panel may trigger mandatory upgrades to the inst
193. nformational Comments Observations amp Conditions 7 There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 17 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Improvement Correction Suggested f It is recommended that all exterior receptacles and or switches have weather rated in use type covers or weather rated enclosures installed Interested parties should consult with a qualified electrical contractor for further information and or service Irrigation General Comments and Description Informational Comments Observations amp Conditions f There are a wide variety of landscape irrigation components The water pipes that could include old galvanized ones copper or modern polyvinyl ones commonly referred to as PVC Itis not uncommon to find a mixture of them Most of the water pipes are not visible The system identification is based on the visible portions of the pipes It is recommended that the occupants sellers be consulted for a
194. ng Functional Components amp Conditions Except as may be noted elsewhere the visible portions of the potable water supply pipes appear in serviceable condition Please refer to the body of the report for additional observations and or This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 26 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm recommendations Informational Comments Observations amp Conditions 7 The interior wall finishes coverings preclude a complete evaluation of the water supply distribution system No opinions are offered as to the conditions within concealed or inaccessible areas The property may originally have been plumbed with galvanized water pipes The visible portions of the water supply pipes appear to have been replaced with copper pipes No opinions are offered as to the conditions within inaccessible or concealed areas Interested parties are encouraged to obtain a complete permit history for the property and copies of all documentation warranty s and or guarantee s This documentation should confirm that the work was done in accordance with generally accepted plumbing standards with appropriate jurisdictional oversight and per
195. ng older foundations may be difficult and or not possible for this reason am not qualified to comment on the structural significance of such issues Interested parties desiring further information should consult with an appropriate registered design professional evaluated the foundation stem walls by viewing the exposed exterior and interior portions of the stem walls Not all areas of the stem walls are visible due to installed interior exterior finishes This evaluation is strictly limited to the visible portions No representations can be made as to the conditions within inaccessible or concealed areas Based on the apparent age of the dwelling it is likely that the foundation does not have reinforcing steel in the concrete The performance of older foundations in a seismic event is unpredictable Under CA law only a Professional Engineer PE is qualified to comment on the structural significance of such issues Interested parties desiring further information should consult with an appropriate registered design professional PE Further Evaluation Recommended There is efflorescence visible on the concrete foundation stem walls at various areas Efflorescence is the white powdery formation of salt crystals on the concrete stem walls and confirms the presence of moisture at some point over time There are areas with surface deterioration and or the surface concrete is sloughing off This is generally the result of long term exposure to excessive
196. nic air cleaners humidifiers in line duct motors or dampers etc is excluded The uniformity of air flow or heating was not verified The efficiency of the system will be reduced by a lack of maintenance such as dirty air filters etc Verifying that components or systems are installed in conformance with the manufacturers installation requirements is outside the scope of this inspection The sellers or occupants are often the best judges of how well a system works It would be prudent to ask them about the maintenance history and if they have been satisfied with the performance of the system You may also wish to have a more comprehensive evaluation by a specialist Most heating systems have a design life of 20 year If the system is more than 10 years old or if lack of maintenance is suspected it would be prudent to schedule a comprehensive service that includes cleaning motors fans and ducts The air filter should be changed every 2 to 3 months and the unit should have biannual maintenance service It is important that any recommendation that may make for service or a second opinion be scheduled well before the removal of transaction inspection contingencies Those qualified specialist may reveal additional issues or recommend further upgrades that could impact your evaluation of the property This inspection reflects the conditions observed at the time of inspection and does not include any form of warranty or guarantee as to future functionality
197. ns expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 25 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Plumbing The plumbing and fuel gas systems were evaluated in accordance with CREIA standards of practice The plumbing system includes fixtures potable water supply pipes and drain waste and vent pipes Fuel gas piping distribution systems are addressed here as well Testing ancillary equipment such as water filtration or softener systems are excluded from this inspection Water pressure is often confused with water flow or volume High water volume is generally good where excessive water pressure is not High pressure may stress the fixture supply connections clothes washers and or diaphragms in various components Whenever the incoming water pressure exceeds 80 pounds per square inch PSI a pressure regulator should be installed and adjusted between 45 and 65 PSI Sanitary waste drain pipes use a variety of materials Older pipes may be cast iron galvanized pipes copper clay tiles tar coated cardboard Orangeberg etc Newer materials include plastic pipes sometimes referred to as ABS The condition of the drain pipes is generally related to their age As part of the inspection the functional flow of fixtures and drains is observed Most of the drain pipes are concealed so the pipes condition can only be inf
198. nstallation current standards are designed to insure that the electrical load for the receptacles lighting appliances etc are segmented in such a way that the corresponding electrical loads are evenly distributed across multiple circuits In doing this the chance of a circuit overloading and tripping under apparent normal load conditions is minimized Insufficiently distributed loads may result in tripped circuits even under relatively normal usage conditions i e simultaneously watching a television while running a dishwasher and using a hair dryer as an example Interested parties may wish to consult with a qualified electrician regarding installation of additional circuits and or further information on this issue The electrical circuits in the panel appear inadequately labeled This makes it difficult to quickly reset a breaker or to shut power off in an emergency recommend that a qualified electrician evaluate the system and service as needed The dwelling appears to pre date the requirement for a new type of circuit safety device called an Arc Fault Circuit Interrupter AFCl breaker They are designed to detect particular type of arcing faults in an electrical circuit and shut off power if it is detected Current standards require AFCI breakers to be installed on all interior convenience outlets within the dwelling recommend that the dwelling be upgraded to meet current standards as a property safety upgrade Interested parties desiring fu
199. nstalled or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected Site improvements or amenities including but not limited to accessory buildings fences planters landscaping irrigation swimming pools spas ponds waterfalls fountains or their components or accessories Auxiliary features of appliances beyond the appliance s basic function Systems or components or portions thereof which are under ground under water or where the Inspector must come into contact with water Common areas as defined in California Civil Code section 1351 et seq and any dwelling unit systems or components located in common areas Determining compliance with manufacturers installation guidelines or specifications building codes accessibility standards conservation or energy standards regulations ordinances covenants or other restrictions Determining adequacy efficiency suitability quality age or remaining life of any building system or component or marketability or advisability of purchase Structural architectural geological environmental hydrological land surveying or soils related examinations Acoustical or other nuisance characteristics of any system or component of a building complex adjoining property or neighborhood Conditions related to animals insects or other organisms including fungus and mold and any hazardous illegal or controlled s
200. nsult with a qualified electrical contractor for service The electrical panel is installed with inadequate service clearances Electrical safety standards require a minimum of 36 of clear space in front of the panel and 30 across the panel This is to facilitate service or an emergency disconnect recommend modifying the installation as needed to ensure full proper clearances Interested parties desiring further information should consult with a qualified electrical contractor Exterior Cover Panel Functional Components amp Conditions m The exterior electrical panel cover is in acceptable condition Wiring Functional Components amp Conditions m There are no visible deficiencies with the electrical wiring in the sub panel The wiring methods appear generally consistent with practices of the apparent time of construction and or installation Circuit Protection Functional Components amp Conditions m There are no visible deficiencies with the circuit breakers in the main electrical panel Grounding Informational Comments Observations amp Conditions 7 The sub panel grounding methods appears consistent with the practices at the time of apparent installation Current electrical safety standards are more stringent Certain electrical work service on the panel may trigger mandatory upgrades to the installation Improvement Correction Suggested 7 The grounding installation at the sub panel appears to conform to older standards There is no ground buss
201. nt Correction Suggested 7 The bottom water heater strap is installed higher than generally accepted installation practices require recommend Generally accepted guidelines require a minimum of two straps one in the top third of the unit and one in the bottom third located at least 4 inches above the gas controls if installed on a gas unit Bonding Connection Components amp Conditions Needing Service Evaluation f There is no electrical bonding connection jumper visible at the water heater Current safety standards require that all metal piping systems be electrically bonded interconnected Please refer to the Electrical section for additional information recommend that a qualified electrical contractor verify proper system bonding or service as needed to ensure the proper safe operation of the system Water Heater Lower Age Capacity Location amp General Information Informational Comments Observations amp Conditions 7 MANUFACTURER Rheem Corporation Fuel Source amp Type Utility Metered Natural Gas CAPACITY 48 Gallons Per Label LOCATION Garage ESTIMATED AGE 2 Year Old NOTE The water heater does not appear to be original to the property When a water heater is replaced a building permit and inspection are always required Interested parties are encouraged to obtain copies of the relevant installation documentation manuals and or permit that would indicate the work was completed by a qualified specialist with appropriate jurisdictional o
202. ny warranty or guarantee that might be applicable The documentation should confirm that the work was done to generally accepted construction standards by a qualified specialist with appropriate jurisdictional oversight CLIENT ADVISORY The property appears to have been unoccupied for an extended period of time When properties are unoccupied and the drains are not used any residual material in the drain pipes hardens Once the property is occupied portions of the material will dislodge and move further downstream This creates potential points for drain blockages Even though the drains may appear to function normally during an inspection the possibility of drain blockages is higher than where the property is continuously occupied As noted elsewhere a video scan of the sewer drain system is the only proven method of evaluation Interested parties desiring further information should consult with a qualified plumbing contractor This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 28 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm The sanitary sewer drain system has undergone alterations and or extensions In general a given diameter of drain pipe is design
203. o current standards as a property upgrade Significant remodeling may trigger mandatory upgrades to this area Interested parties desiring further information and or service should consult with a qualified HVAC contractor Lights Functional Components amp Conditions m The lights in the kitchen responded to normal user controls when tested and appear functional Receptacles Functional Components amp Conditions m The unobstructed receptacles are functional and include ground fault GFCI protection where generally required at the time of installation construction Per the manufacturers instructions all GFCI receptacles should be tested a minimum of once a month to insure proper operation Appliances Not Evaluated Informational Comments Observations amp Conditions do not evaluate refrigerators and or wine storage coolers as part of my inspections Interested parties should independently confirm the proper function operation of any such devices and or appliances This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 94 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Bathroom General Comments Informational Comments Observations amp Conditions f The bathr
204. o sail Zin min to paving Weep Screed D2004 Cods Check Fascia and Trim Functional Components amp Conditions f Except as noted elsewhere the visible portions of the fascia board window sills and trim appear in generally serviceable condition Please refer to the body of this report and the WDO report for further comments and recommendations Informational Comments Observations amp Conditions f Portions of the dwelling were constructed with little no roof overhang or eaves at some or all of the dwelling perimeter A roof overhang will help keep excess moisture off the exterior cladding Because of the design of this structure more water will naturally find its way onto the cladding Keeping the roof and gutters clean with this type of design is more important than ever Any clogged downspouts or gutters may allow excess water to drain improperly onto the cladding recommend periodic inspection and cleaning of the roof and gutters Additionally the exterior should be kept properly sealed Failure to do perform routine maintenance may potentially result in moisture intrusion into the structure Improvement Correction Suggested f Some of the trim above the windows doors and or other exterior trim does not appear to have metal head flashing installed Head flashing provides a means for water to drain from behind the exterior cladding It is often not found in older installations Improvement is recommended Periodic inspection of all
205. ofs are particularly susceptible to moisture damage at the eaves and must be kept clean and inspected regularly Lack of periodic maintenance is the most common cause of roof failure The first indication of wear will be evident on the ridges and hips or at other points where the gravel has been displaced and which leaves the cap sheet susceptible to ultra violet deterioration This does not mean that the roof is ready to be replaced but that it is in decline and will need to be monitored more closely Regular maintenance will certainly extend the life of any roof and will usually avert most leaks that only become evident after they have caused other damage This is important because this inspection does not include any guarantee against leaks For a roof leakage guarantee it will be necessary to have roofing company perform a water test and issue a roof certification Interested parties should inquire of the sellers occupants as to the roof and properties history as they will generally have the most intimate knowledge of any prior issues etc Method of Evaluation Informational Comments Observations amp Conditions i The roof and its components were evaluated by walking the roof surface Portions of the roof are covered with a deck assembly and were not visible This inspection is strictly limited to the visible portions of the roof No opinions can be offered as to the conditions within concealed areas Estimated Age and General Evaluation Functional Co
206. oll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Roof Attic The evaluation of the roof is a visual inspection The examination of the roof flashing s related components and drainage systems is conducted in accordance with CREIA standards of practice attempt to access the roof in order to examine it or indicate the inability to do so There are many different roof types and every roof will wear differently relative to its age the number of its layers the quality of its material the method of its application its exposure to direct sunlight or to other prevalent weather conditions and its maintenance Regardless of the roof s design life a roof is only as good as the waterproof membrane beneath it This membrane is not visible and was not evaluated It is recommended that copies of the installation documentation and permit be obtained as they will indicate the actual age of the roof any applicable guarantee or warranty that may be transferable The general condition and installation is evaluated It is generally not possible to detect leakage except when it is actually occurring or by using specific water tests A water test is beyond the scope of this service Water stains on ceilings or on the framing in the attic do not necessarily confirm an active leak Only a roofing contractor can credibly guarantee a roof against leakage cannot and do not give any guarantees against the future performance of the r
207. on was performed for the sole benefit and reliance of the named Client and is nontransferable No other intended users are identified The report is issued subject to the terms conditions and limitations under which the inspection was performed which are atiached hereto and incorporated by reference herein Any reliance on this report constitutes your ascent to those terms and conditions This report is not a substitute for disclosures required by California Civil Code 1102 et seq Narrative Color Legend Informational amp Client Advisory Issues v Requires Direct Attention mFunctional Serviceable amp Green Tips q Defect or Safety Related Issue Components amp Conditions Needing Service Evaluation Roof Attic Gravel Roof Gas Appliance Flues e The gas appliance vent is terminated less that 7 off the adjacent walking surface Service Suggested Plumbing Waste and Drainage System Drain Pipes Waste Pipes and Vent Pipes e There is an plumbing vent riser at rear area that terminates too close to the standing surface Water Heater Upper This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Overview Page 1 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm G
208. ons amp Conditions 7 Portions of the vent are routed through a wall cavity and or other concealed space No opinions are offered as to the conditions within inaccessible and or concealed areas SR Service Recommended 7 SR The gas appliance vent is terminated less that 7 off the adjacent walking surface This does not appear to conform to current standards recommend modifying the installation for safety reasons Please consult with a qualified plumbing or HVAC contractor for additional information evaluation and or service Gas Valve and Connector Functional Components amp Conditions m The gas supply piping shut off valve and connector appear in serviceable condition The operation of the shut off valve was not verified as part of this inspection Combustion Air Supply Functional Components amp Conditions m The combustion air supply and or vents serving the gas furnace appear adequate Return Air Compartment and Filter Functional Components amp Conditions m The return air compartment is in acceptable condition General Maintenance amp Periodic Maintenance Item The air filter should be replaced or cleaned every 2 to 3 months when the system is used Even a slightly dirty air filter can reduce furnace efficiency by as much as 40 Interested parties should consult with a qualified HVAC contractor for further information and or service Electrical Functional Components amp Conditions m The furnace is equipped with a means of emergency
209. ons and in accordance with generally accepted electrical safety standards GFCI devices are important electrical safety devices They are generally found where moisture may be present i e kitchen baths laundry adjacent to sinks garage the exterior etc The devices contain electronic components and are prone to random failure Please refer to the manufacturers instructions for recommendations on the procedure and frequency of any recommended testing Improvement Correction Suggested gt RECOMMENDED UPGRADE Some of the GFCI receptacles breakers installed appear older original There have been significant improvements in GFCI technology in recent years suggest replacement of any GFCI devices installed before 2007 years because reliability appears to drop significantly after that point Given the low cost of these safety devices suggest that consideration be given to upgrading the units for occupant safety reasons Interested parties desiring further information or service should consult with a qualified electrician RECOMMENDED UPGRADE This property appears older and may pre date some or all of the current requirements for GFCI protected receptacles There are one or more areas that would be considered high risk under current that do not appear to include ground fault circuit Interrupter GFCI protection GFCI protection is an important safety feature and would be required on all new receptacles installed in high risk damp areas such as bathroo
210. oof or against leakage examine the accessible visible portions of the roof evaluate it attempt to approximate the roofs age but can not predict the remaining life expectancy of the roof The sellers and or occupants will generally have the most intimate knowledge of the roof and of its history recommend that inquiring of the sellers about history of the roof and that you either include comprehensive roof coverage in your property insurance policy or that you obtain a roof certification from an established local roofing company Gravel Roof General Comments and Description Informational Comments Observations amp Conditions 7 Tar and gravel roofs are among the least expensive of roof and are generally intended to last for approximately 12 15 years The installation is typically guaranteed against leaks by the installer for 3 years The roof is comprised of layers of fifteen pound asphalt paper and a heavier mineral cap sheet that is swabbed with liquid tar and then covered with rock and gravel The tar and paper provide the water resistant membrane The gravel top layer is designed to deflect the deteriorating rays of the sun and to act as ballast holding the roof down in strong winds They are found in low pitched flat roof installations and do not drain efficiently Drainage is further impeded by the gravel and moisture is actually held at the edges by metal that is designed to prevent the gravel from spilling over For this reason these ro
211. oom appears to be either an remodel or part of one Please refer to the general conditions and comments section for additional information and recommendations Doors Functional Components amp Conditions m The door in the bathroom is functional Floor Functional Components amp Conditions m The bathroom floor is a stone material and appears in serviceable condition with no significant defects apparent All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal property maintenance _ Informational Comments Observations amp Conditions The floor covering prevents a complete evaluation of the sub floor system No representations can be made as to the conditions within concealed or inaccessible areas _ General Maintenance amp Periodic Maintenance Item The grout and or caulk should be inspected periodically for signs of wear An important part of routine property maintenance for any bathroom is periodic re sealing of grout and re caulking seams joints This should be a minimum of once every one to two years recommend evaluation by a qualified tile contractor be conducted on an as needed basis Walls amp Ceiling Functional Components amp Conditions m The walls and ceiling are in acceptable condition Cabinets _ Informational Comments Observations amp Conditions There are stains and or indications of moisture at the base of the sink cabinet
212. or recommendations The functional flow of the drains fixtures is tested using generally accepted property inspection flow test procedures Informational Comments Observations amp Conditions Some of the galvanized cast iron drain pipes appear older and may be original The older portions of the drain piping may be approaching or at the end of the materials normally anticipated service life Various portions of the drains sanitary sewer pipes appear to have been repaired replaced While no moisture or indications of leakage were apparent in the drain pipes at the time of inspection only a video scan of the sanitary sewer pipes can confirm the actual condition of the sewer system The piping should be monitored for indications of deterioration and or leakage and serviced as necessary by a qualified plumbing contractor Interested parties desiring further information should consult with a qualified plumbing contractor NOTE The presence of multiple pipe materials in a property of this age is an indication of repairs or modifications Interested parties should obtain copies of all relevant documentation permits etc related to this work that would confirm that the work was performed by a qualified trade specialist with appropriate jurisdictional oversight NOTE Portions of the drain vent system appear to have been repaired or replaced Interested parties should obtain any relevant documentation a full permit history for the property etc and copies of a
213. or finishes The wall finishes preclude a complete evaluation of the framing insulation and other components within any such areas This inspection is strictly limited to the visible and or readily accessible portions of the dwelling Ventilation Improvement Correction Suggested While these areas are largely concealed the ventilation at the vaulted enclosed ceiling joist bay areas appears inadequate This is not a desirable condition Inadequate ventilation may result in moisture build up and deterioration to the roof framing in any such areas Current standards generally require vent openings at the base of each rafter bay adequate ventilation space inside the rafter bay between the roof sheathing and any installed insulations with ventilation installed at the ridge area Improvement correction is recommended No opinions are offered as to the conditions within concealed or inaccessible areas Interested parties desiring further information or recommended service upgrades should consult with a qualified general and or roofing contractor There is no visible means of attic ventilation installed This is not an uncommon finding in older buildings However the lack of ventilation is less than ideal Improper attic ventilation may affect roof life and may allow condensation to form on the framing members recommend that the attic area ventilation be brought into conformance with current standards as roof service replacement are undertaken over time Intere
214. or further information We recommend that a qualified window contractor evaluate and service as necessary SR Service Recommended One or more window are stuck or painted shut and should be serviced recommend that any such windows be serviced as needed to insure proper function Interested parties should consult with a qualified trades person for necessary service Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles Informational Comments Observations amp Conditions There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Components amp Conditions Needing Service Evaluation q One or more of the breakfast area receptacles are wired with reverse polarity This is a condition where the white neutral wire and the black hot wire are installed in reverse inside the receptacle Under certain circumstances this may pose a safety hazard recommend that a qualified electrician service as necessary Register Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified This report was produced in accordance with our inspection agreement and is subject to the terms and condition
215. ormational Comments Observations amp Conditions x This unit is commonly referred to as 1726 Entry Front Door Functional Components amp Conditions m The front door appears in acceptable condition Floor Functional Components amp Conditions m The floor is a stone material and appears in serviceable condition with no significant defects apparent Stone flooring is porous by nature and will require periodic cleaning re sealing and re grouting to maintain their appearance and water seal This should be considered part of normal homeowners maintenance Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition There are indications of prior repairs that appear consistent with ongoing property maintenance Multi Glazed Windows Functional Components amp Conditions m The multi glazed windows are functional and appear to be safety tempered where required Lights Functional Components amp Conditions m The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions m The accessible receptacles responded properly when tested and include ground fault protection where recommended Smoke amp CO Alarms Improvement Correction Suggested 7 There is no smoke alarm in this area and one is recommended Current safety standards call for a minimum of one smoke alarm per level Upgrading Improvement is recommended It is recom
216. ormational Comments Observations amp Conditions f There is a drain valve installed on the water heater The operation of the valve was not verified as part of this inspection The water heater should be flushed per the manufacturers instructions to forestall sediment build up in the tank Flushing the water heater usually involves connecting a garden hose from the drain valve to the exterior or a sink The system would be flushed by opening the valve for a period of time This flushes sediment build up out of the tank For information on any recommended service for this specific hot water heater please refer to the manufacturers instruction booklet Water Heater Stand Informational Comments Observations amp Conditions f The water heater stand is made of wood Wood stands are subject to damage if leakage occurs and they are a combustible material Current standards require either the installation of a smitty drip pan over materials subject to moisture damage or the use of a stand that is not subject to damage such as metal Upgrading is recommended Interested parties should consult with a qualified plumbing contractor for further information and or service FE Further Evaluation Recommended 7 The water heating system installed is a FVIR type water heater As of Jan 1 2008 California plumbing standards no longer require the source of ignition for an FVIR water heater to be elevated 18 inches off the floor Certain local jurisdictions may still have
217. ort please feel free to contact us at 650 873 4224 This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 106 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm TABLE OF CONTENTS PROPERTY INSPECTION REPORT GENERAL INFORMATION SCOPE OF WORK Structure Raised Foundation or Basement Structural Elements Exterior Wall Covering Grading and Drainage Exterior Features Irrigation Roof Attic Gravel Roof Attic Insulation amp Energy Green Tips Insulation Green Tips Plumbing Potable Water Supply Waste and Drainage System Fuel Gas System Water Heater Upper Water Heater Lower Electrical Main Panel Service Panel Main Service Panel 1724 Sub Panel House Sub Panel A Sub Panel Rear Garage Electrical Branch Circuits amp Wiring Distribution Heat Heating System Upper Heating System Lower Electric Heating Systems Fireplace Living Room Fireplace Master Bedroom Fireplace Living General Interior Conditions and Comments Entry Living Dining Bedrooms Master Bedroom Bedroom 2 Bedroom 3 Bedroom 4 Bathrooms This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon th
218. pear to be in serviceable condition Informational Comments Observations amp Conditions Interior wall finishes restricted access preclude fully evaluating the air distribution ducts No opinions can be offered as to the conditions within concealed or inaccessible areas Electric Heating Systems Type of Fuel Informational Comments Observations amp Conditions m q q Fuel Source amp Type Utility Metered Electrical Power Baseboard Functional Components amp Conditions Heat is provided by electrical baseboard heaters The units responded to normal user controls when tested and appear serviceable Informational Comments Observations amp Conditions Electric baseboard heating units are used to heat some or all of the occupied areas These heating units require proper clearances and air flow to operate efficiently and safety Please refer to the manufacturers instructions for proper clearances to furniture drapes personal property etc Improper clearances pose a potential fire safety hazard While these units are not as efficient as other means of heating they do have the advantage of being able to be used in select areas only The evaluation of these systems is limited to operating the units using normal user controls do not calculate the ability of any system to maintain a given temperature For that you would need to consult with a heating systems specialist LOCATION There are baseboard heating units installed at the following
219. pm Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Single Glazed Windows Functional Components amp Conditions m The single pane window is functional Multi Glazed Windows Functional Components amp Conditions m The multi glazed bedroom windows are functional Informational Comments Observations amp Conditions 7 One or more windows need to be lubricated cleaned and or serviced to open and close easily Closets Functional Components amp Conditions m The bedroom closet and its components are functional Improvement Correction Suggested 7 The incandescent exposed light bulb does not have a cover Proper clearances to stored personal property is important as these lamp become hot during operation Current standards would not allow this type of installation Upgrading the installation to conform to current standards is recommended Lights Functional Components amp Conditions m The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions m The accessible receptacles are functional Informational Comments Observations amp Conditions 7 Furniture and or personal belongings prevented access to some of the receptacles in this area Interested parties should independently confirm the proper operations of any such receptacles Bedroom 3 Location Informational Comments Observations amp Conditions
220. port and or protection be installed as a safety upgrade Current safety standards require that the gas pipe is properly supported to prevent damage recommend that the gas installation be brought into conformance with current standards as a property safety upgrade Interested parties desiring further information and or service should consult with a qualified plumbing contractor Combustion Air Supply Informational Comments Observations amp Conditions The water heater appears to have an adequate combustion air supply This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 35 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Combustion Chamber Informational Comments Observations amp Conditions f The water heater is an FVIR type water heater The combustion chamber area is sealed and could not be evaluated FVIR water heaters are designed specifically to reduce the risk of accidental flammable vapor related fires Most FVIR water heater have air screens or baffles that require periodic cleaning Please refer to the manufacturers installation maintenance instructions for this system for any specific periodic maintenance or care recommendations Drain Valve Inf
221. prohibitions against this and may not allow any type of gas water heater to be installed directly on the garage area floor Itis beyond the scope of this inspection to determine specific local jurisdictional requirements Interested parties should independently confirm the jurisdictional requirements for this particular area Should this water heater be required to be elevated it is recommended that a qualified plumbing contractor should perform any necessary service Seismic Straps Functional Components amp Conditions m The water heater is strapped seismically secured In the opinion of the inspector the restraints should perform as intended Local interpretations of these requirements may vary please consult the authority having jurisdiction for any specific local requirements Bonding Connection Components amp Conditions Needing Service Evaluation There is no electrical bonding connection jumper visible at the water heater Current safety standards require that all metal piping systems be electrically bonded interconnected Please refer to the Electrical section for additional information recommend that a qualified electrical contractor verify proper system bonding or service as needed to ensure the proper safe operation of the system This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Prop
222. q q m The door to the garage does not automatically self close and latch as required The door from the garage into the living spaces must automatically self close and latch in order to maintain the required fire separation between a garage and living quarters We recommend that the door be adjusted and or serviced as needed by a qualified trades person to insure proper operation Floor Functional Components amp Conditions The floor is carpeted and appears in serviceable condition There are no apparent visible significant issues Walls and Ceiling Functional Components amp Conditions The walls and ceiling appear in generally serviceable condition Treads amp Risers Safety Concern The treads and risers do not appear uniform and pose a potential trip hazard The treads are those components on which a person steps on For safety reasons current standards require treads to be a minimum of 10 in depth when there is a stair nosing and at least 11 on treads with no nosing The rise is that distance between the steps Current standards require risers to be no more than 7 3 4 nor less than 4 Also the variance in rise between any steps in the run should not exceed 3 8 recommend upgraded the installation to conform to current standards as a property safety upgrade Stairs are the most dangerous area in a dwelling Interested parties desiring further information and or service should consult with a qualified general contractor
223. r a source of outside make up air or other appropriate means of supplying make up air as may be necessary to ensure the proper safe operation of all installed appliances Dryer Vent General Maintenance amp Periodic Maintenance Item f Periodic Cleaning is Critical to Safe Operation of the Clothes Dryer Periodic inspection and cleaning of the dryer and vent system is strongly recommended Lint build up in the dryer and vent system pose a significant fire and safety risk Dryer related fires are one of the top ten causes of residential appliance related fires in the US Each year there are for nearly 15 500 residential dryer related fires that result in significant property damage and around 400 injuries Please refer to the manufacturers instructions the specific maintenance requirements for your dryer Failure to properly maintain the appliance may potentially void the manufacturers and or any home warranty coverage More importantly improper maintenance can result in unsafe operating conditions Interested parties should consult with a qualified appliance service technician for additional information and or service SR Service Recommended q SR The dryer vent run appears to be 14 feet or more Current standards would require smooth wall pipe for any run over 6 feet and would not allow longer than 14 feet The local authority having jurisdiction may grant exceptions where the attached appliance is rated for such use and or where the vent system is in
224. r in which they were built or renovated describe and identify the various foundation types and the floor wall ceiling and roof structures in accordance with CREIA standards of practice If the foundation is a slab type examine the visible portions on the interior surfaces and the exposed portions between grade and the exterior cladding If it is a raised foundation will either enter the crawlspace to inspect its components or indicate in what manner it was evaluated Similarly identify the type of wall and roof framing Per California law only a registered design professional is considered qualified to comment on the structural adequacy or significance of a system am a generalist and am not a qualified specialist In the absence of any visible areas of concern may not recommend that you consult with a registered design professional This should not deter an interested party from seeking the opinion of a qualified expert Raised Foundation or Basement General Comments Informational Comments Observations amp Conditions i Raised foundations generally provide an area for the distribution of pipes electrical conduits ducts etc This type of foundation will vary widely in design Most of the foundation wall is well below grade The most common type is an inverted T footing Dwellings built after the early 1930 s will usually include anchor bolts that secure the dwelling to the foundation The size and spacing of the bolts restraints wi
225. r should this simply be an area of personal concern Description of Foundation Type Informational Comments Observations amp Conditions f FOUNDATION TYPE Raised Perimeter Poured Concrete Foundation with Interior Slab on Grade BOLTED Assumed Yes Bolts Restraints Are Not Visible Due to Design Minimal Bolts Required at Time of Apparent Construction Portions Have Restraints Added Retrofitted FOUNDATION TYPE Raised Perimeter Poured Concrete Foundation Walls with Rear Unit Sleepers Over Old Garage Slab Method of Evaluation Informational Comments Observations amp Conditions f The foundation was evaluated by examining the above grade portions visible at the exterior and the interior Not all areas were visible No representations are offered as to the conditions within inaccessible and or concealed areas The interior wall finishes in the garage and or lower level area prevented a complete evaluation of the intermediate framing system The evaluation of the foundation is strictly limited to the visible portions No representations can be made as to the conditions within inaccessible or concealed areas NOTE Portions of the floor system appear to use a wood framed system over a concrete pad or soil Due the design of this type of installation the area cannot be accessed No opinions can be offered as to the conditions within concealed or inaccessible areas Poured Concrete Basement or Stem Walls Functional Components amp Conditions This report
226. r successors and assigns from any third party claims arising out of unauthorized distribution of the inspection report ANY USE OF OR RELIANCE ON THIS REPORT WHETHER AUTHORIZED OR UNAUTHORIZED OF THE INFORMATION CONTAINED HEREIN CONSTITUTES YOUR ASCENT TO THE TERMS OF THE WRITTEN AGREEMENT GOVERNING THIS DOCUMENT AND TO THE SCOPE AND LIMITATION OF THE INSPECTION AS DESCRIBED IN THE CREIA STANDARDS OF PRACTICE Interested third party s are encouraged to obtain their own independent inspection for the property Walker Property Evaluation Services would be happy to schedule such an inspection for you SCOPE OF THE INSPECTION The real estate inspection to be performed for Client is a survey and basic operation of the systems and components of a building which can be reached entered or viewed without difficulty moving obstructions or requiring any action which may result in damage to the property or personal injury to the Inspector The purpose of the inspection is to provide the Client with information regarding the general condition of the building s Inspector will prepare and provide Client a written report for the sole use and benefit of Client The written report shall document any material defects discovered in the building s systems and components which in the opinion of the Inspector are safety hazards are not functioning properly or appear to be at the ends of their service lives The inspection shall be performed in accordance with the Sta
227. rage This creates a void in the fire separation between the living space and the garage Generally accepted construction standards require all exhaust ducts to terminate at the exterior Any ducts passing through the garage should be a minimum of 26 GA metal ducting material in this area Improvement Correction Suggested d The separation between the garage and the upper living areas appears incomplete and or does not conform to current standards While this may not have been required at the time of original construction current standards would require a properly finished separation wall assembly between the living space and the garage In single story construction this is generally accomplished by applying 1 2 drywall to the garage side walls ceilings and properly sealing any ducts penetrations etc Where there are living areas above the garage the installation of 5 8 fire rated drywall may be required on the garage ceilings recommended that a fire separation be installed as repairs or renovations are undertaken over time to bring the installation into conformance with current fire safety standards Interested parties desiring further information should consult with the local authority having jurisdiction and a qualified general contractor The firewall separation between the garage and the habitable spaces includes areas with exposed wood framing Current standards would require all wood support framing to be wrapped in fire rated drywall It is su
228. rally only annoying in some situations it can result in damage to the piping Current plumbing standards require the installation of water hammer suppressors where this is an issue Service is recommended Interested parties desiring further information or service should consult with a qualified plumber Please refer to the body of the report for specific fixtures location s Improvement Correction Suggested i There are tub shower and or shower control valves that appear to older and may pre date the requirement for an integral anti scald safety feature Newer control valves must include a temperature and or pressure compensating feature that will maintain a safe water temperature in the event of a significant change in water temperature and or pressure These valves are designed to reduce the possibility of accidental scalding Anti scald fixtures are particularly important should small children be present Upgrading all such fixtures is recommended Interested parties should consult with a qualified plumbing contractor for additional information and or service There are galvanized fittings and or pipes at one or more hose bibbs This was the only visible galvanized piping in the dwelling The wall covering prevent a complete evaluation of the system No opinions are offered as to the conditions within concealed or inaccessible areas There are no water hammer suppression devices visible at the laundry and or dishwasher water supply areas Current plumbin
229. ration may become a point of leakage This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 21 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm There are one or more antenna systems mounted on the roof These components should be periodically inspected to insure that they are properly secured to the roof as the brackets and or cables may loosen or deteriorate over time The connection points should be inspected as well since any roof penetration may become a point of leakage Interested parties should consult with a qualified trades person for additional information and or service Improvement Correction Suggested f There are roof mounted accessories that have been attached to a plumbing vent riser While this is a common practice it is improper Plumbing vents are not generally supported or secured with any additional load in mind Wind may stress or move the accessory and cause issues with the plumbing vent pipe or its flashing or seal at the roof suggest relocation of all accessories and re securing them with approved attachment hardware A qualified trades person should be able to assist you with this task Attic General Comments and Description
230. rds require AFCI breakers to be installed on all interior convenience outlets within the dwelling recommend that the dwelling be upgraded to meet current standards as a property safety upgrade Interested parties desiring further information or service should consult with a qualified electrical contractor Safety Concern The electrical panel employs Federal Pacific Stablok circuit breakers Certain types of these breakers primarily the 220 VAC type breakers have a history of not tripping properly during a short circuit or over load condition In general this type of breaker may not make proper electrical contact and or may become loose or improperly seated due to their obsolete design Interested parties desiring further information should consult with a qualified electrical contractor Grounding Components amp Conditions Needing Service Evaluation The panel case and neutral buss do not appear to be bonded as required Generally accepted electrical safety standards require the neutral buss and panel case to be electrically bonded for safety reasons recommend that a qualified electrician evaluate and service as necessary This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 39 Inspection Address 111 Doll House
231. re a common point of leakage The roof area around them should be kept clean recommend monitoring the interior areas for indications of moisture infiltration Interested parties desiring further information should consult with a qualified roofing contractor Gutters and Drainage Functional Components amp Conditions m The gutters on the gravel roof appear to be in acceptable condition However without water in them it would be difficult to judge whether they are correctly pitched to direct water into the downspouts Informational Comments Observations amp Conditions 7 The lower roof employs an internal drain or drains which can be problematic and must be monitored for signs of leaks When they do leak they are typically repaired with mastic which not only raises lip and impedes drainage but has a tendency to degrade over time The roof drainage discharges into a subsurface drainage system that will require periodic maintenance recommend that the system be flushed annually at a minimum to insure proper flow The roof has a primary drain system only While common in older homes and roof designs there is no secondary drain for the flat roof A secondary drain is designed to allow the roof to drain should the primary drain become clogged This design makes it even more important that the roof be kept clear of any debris etc at all times recommend periodically inspecting and cleaning the roof Further it is recommended that the primary drain be
232. red under current standards Current electrical standards require a minimum of two 20 AMP circuits for convenience receptacles Kitchen countertop receptacles would be required on any section of countertop that is more than 12 inches in width they must be spaced no more than 4 feet apart and no appliance should be more than 2 feet from a receptacle All convenience receptacles must include ground fault circuit interrupter GFCI protection recommend that the installation be brought into conformance with current electrical and safety requirements Interested parties should consult with a qualified electrician for further information and regarding installation of additional GFCI protected receptacles Appliances Not Evaluated Informational Comments Observations amp Conditions The evaluation of refrigerators freezers wine storage coolers etc is outside the scope of this inspection Interested parties should independently confirm the proper function operation of any such devices and or appliances This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 77 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm do not evaluate portable or non permanently installed
233. right 2012 Inspection Narratives Page 45 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm ea to add additional receptacles and or circuits This dwelling appears to have been constructed prior to the requirement that electrical circuits include a ground connection Modern electrical construction safety practices require that all circuits be provided with a separate ground circuit This is to ensure that should a fault short circuit occur a path to ground is available to trip the circuit protection device There are a number of receptacles installed in this property that have modern three prong receptacles However some or all of these test showing open ground connection no ground connection This would indicate that three prong grounded type duplex receptacles have been installed on an ungrounded circuit While a common practice generally due to two prong receptacles not being readily availability at the major home improvement centers this is improper Generally accepted electrical installation safety standards provide four alternatives for dealing with ungrounded convenience receptacles The first is simply to leave them as is however a two prong ungrounded type receptacle must be used Second it is acceptable to install an independent ground wire to the enclosure as long as it terminates at the main ground point for the dwelling Third it is acceptable to install a GFCI rec
234. riods they may be subject to a higher than normal failure rate once normal usage resumes Plumbing water distribution piping and fixtures should be vigorously flushed as stagnant water in supply lines may accumulate debris organic matter etc Plumbing drain lines can dry out and be subject to blockages This inspection will test these systems to the extent possible However the inspection represents the functionality at the time of inspection and cannot predict or warrant future functionality of these systems Interested parties should monitor all systems once the dwelling is occupied Any abnormal conditions further evaluated serviced as needed by an appropriate specialist Conditions associated with all forms of microbial growth may or may not be present at this property CREIA Standards of Practice require reporting visible conditions resulting from moisture intrusion and or the resulting damage deterioration The evaluation of microbial growths molds mildews is outside the scope of this inspection All such issues are SPECIFICALLY DISCLAIMED If conditions related to possible moisture intrusion and or damage are noted within the report it is recommended that further evaluation testing remediation be conducted by a qualified specialist such as an industrial hygienist Any necessary repair correction of moisture damage and or mold remediation should follow generally accepted standards such as IIRC S500 for Water Damage Restoration or IIRC S520 for Mold Re
235. rk arrestor weather cap on any new modified installations Current standards require the spark arrestor to have a vent area that is a minimum of four times the cross sectional area of the flue with a screen mesh This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 54 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm opening that is between 3 8 and 1 2 recommend the installation of a listed weather cap spark arrestor on the system to bring the installation into conformance with current fire safety standards Interested parties desiring further information and or service should consult with a qualified fireplace specialist Chimney Flue FE Further Evaluation Recommended k A complete view of the chimney flue is not possible recommend that the flue and or fireplace system be fully inspected and video scanned as part of an NFPA Level II or equivalent inspection prior to removal of transaction contingencies and or prior to any use Interested parties should consult with a qualified fireplace specialist for additional information and or further evaluation Fireplace Informational Comments Observations amp Conditions 7 The interior of fireplace was not fully
236. rm that the installation was made with benefit of a permit and installed by a qualified electrical contractor with appropriate jurisdictional oversight The main panel access does not have thirty six inches of clear space in front of it to facilitate an emergency disconnect a condition which should be corrected There are one or more Knob amp Tube wires entering the sub panel with no fittings While this was an acceptable wiring practice on older installations it t would not be allowed on newer installations This wiring appears inconsistent with the requirements at the time of apparent installation Generally accepted electrical safety standards require all electrical wires cables and or conduits to be mechanically secured using listed fittings at any panel or junction box We suggest that a qualified electrical contractor evaluate and service as necessary Safety Concern NOTICE The main electrical panel was manufactured by Federal Pacific Electric Co FPE FPE panels use Stablok breakers that have a reputation for poor reliability and safety related issues The obsolete design of the FPE panel and the FPE Stablok breakers makes them prone to poor electrical connection between the breaker and the panel buss Some of the Stablok 220 VAC Type breakers have a known issue with not tripping properly under excessive loads and or appearing to be off when in fact they are not These faulty breakers can result in a condition where the breaker appears to be de
237. rove endorse or guarantee the integrity of work done without benefit of permit and any potential latent defects that may exist WDO TERMITE INSPECTION PERFORMED understand that the property has or will undergo a WD0O Structural Pest Control inspection Issues related to the presence of WDO WDO Structural Pests etc are specifically disclaimed from the scope of this inspection Any comments made are for the convenience of the client and are not a substitute for an inspection by a qualified specialist Interested parties should This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 2 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm refer to the WDO Structural Pest specialists report for further information and any specific service recommendations It appears that this property may have been unoccupied for an extended period of time The major systems and or appliances such as the heating system water heater plumbing fixtures drains etc may have been inactive or minimally used during this period This is not recommended as these systems function more reliably when used periodically When systems such as furnaces water heaters etc unused for prolonged pe
238. rrection Suggested 7 The door should be undercut three quarters of an inch to facilitate positive air circulation Floor Functional Components amp Conditions m The bathroom floor appears to be a stone material and appears in serviceable condition with no significant defects apparent All types of stone tile requires periodic cleaning re sealing and re grouting to maintain its appearance and water seal This should be considered part of normal property maintenance Informational Comments Observations amp Conditions The floor covering prevents a complete evaluation of the sub floor system No representations can be made as to the conditions within concealed or inaccessible areas General Maintenance amp Periodic Maintenance Item f The grout and or caulking should be inspected periodically and serviced as needed Periodic maintenance is important to ensure the proper performance of the flooring A qualified tile contractor should service on an as needed basis Walls amp Ceiling Functional Components amp Conditions m The walls and ceiling are in acceptable condition Skylights Functional Components amp Conditions m The interior portion of the skylight appears in serviceable condition There were no indications of staining and or prior moisture apparent at the time of our inspection recommend monitoring the interior finishes in this area for indications of moisture as skylights are a common point of leakage in all roof installations Cabinets
239. rters We recommend that the door be adjusted and or serviced as needed by a qualified trades person to insure proper operation Safety Concern q The door from the garage into the lower unit opens over a step undersized landing This may pose a safety hazard Caution should be exercised in this area Current standards require that a door open over a platform that is the width of the door or open inward into the living space and would not allow a door to open over a step suggest modifying the installation as needed to ensure conformance with current standards Please consult with a qualified general contractor for service Garage Exterior Door Functional Components amp Conditions 7 The exterior garage door appears generally serviceable with wear and tear commensurate with both age and use visible Garage Vehicle Door and Hardware Functional Components amp Conditions m The main garage vehicle door appears in generally serviceable condition Informational Comments Observations amp Conditions The overhead garage door has a locking mechanism installed on the door and is equipped with an automatic door opener Significant damage may occur to the door and or opener should the lock be engaged when the door opener is activated suggest that the lock be removed or disabled to prevent possible damage to the door and or automatic door opener SR Service Recommended i There are loose improper and or missing nuts and or bolts on the door roller
240. rther information or service should consult with a qualified electrical contractor Components amp Conditions Needing Service Evaluation There are one or more loose or improperly seated FPE Stablok breakers in the panel Loose breakers is a chronic problem with this type of electrical panels Additionally certain panel slots may only accept certain breaker types Using the wrong breaker in the wrong slot will not work properly Improperly seated breakers may not make proper electrical contact that may result in overheating of the breaker and or arcing at the connection recommend evaluation of the installation and service as necessary by a qualified electrician This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 41 q Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm There are one or more loose or improperly seated FPE Stablok breakers Service Recommended Continued Loose Improperly Seated Breaker a rA Grounding Components amp Conditions Needing Service Evaluation The panel case and neutral buss do not appear to be bonded as required Generally accepted electrical safety standards require the neutral buss and panel case to be electrical
241. rvations amp Conditions f All interior electrical panels should be readily accessible and have a minimum of 36 inches of clear space in front of them for service The area above the panel should be clear of other systems piping to the ceiling Main panels should have a service disconnect Every circuit in the panel should be clearly labeled as to purpose in a way that does not change over time The accuracy of the circuit labeling was not verified as part of this inspection Meters Informational Comments Observations amp Conditions f ELECTRICAL SERVICE METERS Units Individual Meters NOTE The Common and Second Upper Panel electrical services appear to be metered via a non PG amp E meter We recommend inquiring of the sellers as to the installation and what billing arrangements may be in place with the tenants There are multiple units in this dwelling As noted elsewhere there is no meter serving the common areas of the property This installation would not conform to current standards Based on the circuit labels etc it appears that the common area and a portion of the upper electrical needs are being provided through the lower unit meter This is not conclusive recommend upgrading the installation to conform the current standards Interested parties should consult with the sellers occupants as to any special billing arrangements that may be in place with the occupants of the lower unit Size and Location Informational Comments Observations
242. s Functional Components amp Conditions m The door in the bedroom is functional Floor Functional Components amp Conditions m The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be exercised when moving heavy objects across them Informational Comments Observations amp Conditions 7 Furniture and or personal belongings prevented a complete examination of the flooring in this area There are areas where the floors squeak when walked upon This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is typically cosmetic in nature and is rarely of any structural consequence realize that different people attach a different level of importance to such conditions Interested parties are encouraged to walk the floor for themselves suggest that a qualified general contractor be consulted regarding possible remedial actions if this is of concern Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition There are indications of prior repairs that appear consistent with ongoing property maintenance Sliding Glass
243. s Needing Service Evaluation q While acceptable at one time this type of brass flexible gas connection has been found to randomly fail over time and is subject to a Consumer Product Safety Bulletin For safety reasons all such older connectors should be upgraded to a newer safer stainless steel design Please refer to the Fuel Gas section for additional important information Improvement Correction Suggested j IMPROVEMENT RECOMMENDED The gas shut off valve is not readily accessible and may be difficult to shut off for service or in an emergency Interested parties are encouraged to consult a qualified plumber for further information and or regarding relocation to a more accessible location The flexible gas connector does not appear to have been replaced when the cooktop was installed In general the flexible gas connectors should never be re used The compression fittings that are used as the gas seal on these the connectors are designed for one time use only That means that anytime they are removed they should be discarded and replaced with a new flex connector Interested parties desiring This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 76 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date
244. s agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 78 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Upstairs Hallway General Comments Informational Comments Observations amp Conditions f There is an apparent plumbing service access panel in this area No occupant serviceable components are believed located inside the enclosure suggest leaving the area accessible for service personnel Floor Functional Components amp Conditions f The floor is carpeted and appears in generally serviceable condition with wear tear and or cosmetic issues commensurate with both age and use Informational Comments Observations amp Conditions f There are areas where the floors squeak when walked upon This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is typically cosmetic in nature and is rarely of any structural consequence realize that different people attach a different level of importance to such conditions Consequently we would encourage any interested parties to walk the floor for themselves It is suggested that a qualified general contractor be consulted regarding possible remedial actions if this is an area of personal concern There are are
245. s and or door hardware recommend that a qualified garage door specialist service tighten and safety check the hardware to ensure smooth and safe operation of the installation Automatic Vehicle Door Opener Components amp Conditions Needing Service Evaluation q The safety beams are installed higher than federal safety standards allow All automatic door opener safety beams should be installed no more than 6 inches off grade This is to reduce the risk of injury should a person small child or animal be present in the doors travel path A garage vehicle door is the largest and heaviest moving object in a dwelling Improperly adjusted maintained garage doors and automatic door openers pose a significant safety hazard It is recommended that a qualified garage door technician evaluate and service as needed to ensure the proper and safe operation of the system General Maintenance amp Periodic Maintenance Item ig PERIODIC TESTING amp MAINTENANCE REQUIRED Automatic garage door openers are a convenience that is often taken for granted Garage vehicle doors are the largest and heaviest moving object in a dwelling They have the potential to cause serious injury and even death Proper maintenance periodic testing and responsible use are critical to the safe operation of these systems recommend periodic testing in accordance with the manufacturers approved testing procedures Interested parties desiring further information should consult with the manu
246. s desiring further information should consult with a qualified general contractor Stucco consists of a cement and sand plaster mixture reinforced with wire mesh and is installed over a water resistant membrane Newer stucco installations are typically pigmented rather than painted These pigmented installations may show stains from moisture absorption from rains etc Stucco cracking is a common finding and may be caused by a variety of issues such as movement of the building framing due to temperature humidity changes foundation settling seismic activity Smaller cracks would not necessarily need service as they will fill when the stucco is painted However all cracks large enough to permit water entry should be properly caulked or patched In newer construction the bottom of the stucco has a metal drip edge installed called a weep screed It is important that proper soil clearances be maintained below this edge to prevent moisture and unseen wood destroying organism entry behind the stucco cladding CLIENT ADVISORY Portions of the siding consists of composite shingles that may contain a suspect hazardous material ACM do not have the qualifications necessary to determine the composition of this material and specifically disclaim this issue Generally speaking a hazardous material would not be easily be released from the shingles unless they are sanded or otherwise abraded Should the material ever be replaced it should first be tested to determine
247. s instructions If the alarm uses a battery the battery should replaced bi annually to ensure safe operation of the unit The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms The installation of separate smoke CO alarms is recommended Combination alarms are a single point of failure If the unit fails or the battery dies both safety devices cease to work Downstairs Hallway Floor Functional Components amp Conditions The floor is carpeted and appears in serviceable condition We noted no apparent visible significant issues Informational Comments Observations amp Conditions There are areas where the floors squeak when walked upon This is generally caused by wood member in the floor and or sub floor gradually loosening over time and rubbing slightly as they flex when tread upon Generally speaking this is typically cosmetic in nature and is rarely of any structural consequence realize that different people attach a different level of importance to such conditions Consequently interested parties are encouraged to walk the floor for themselves It is suggested that a qualified general contractor be consulted regarding possible remedial actions if this is of concern Walls and Ceiling Functional Components amp Conditions The walls and ceiling appear in generally serviceable condition Single Glazed Windows Functional Components amp Conditions The single pane window is fu
248. s may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified Smoke amp CO Alarms Functional Components amp Conditions m A smoke alarm is present as required The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms Please refer to the Life Safety Section for important maintenance recommendations Bedroom 2 Location Informational Comments Observations amp Conditions The bedroom is located right rear of the residence on the upper floor Doors Functional Components amp Conditions m The door in the bedroom is functional Informational Comments Observations amp Conditions 7 The door should be undercut three quarters of an inch to facilitate positive air circulation Exterior Doors Functional Components amp Conditions 7 The exterior door is serviceable However glass portion does not appear to be safety glass While this may have been acceptable at the time of original construction current safety standards are more stringent and would require safety glass on new or replacement glass We recommend caution around all doors with glass and or any adjacent side panel windows Please use special care when small children or the elderly are present We recommen
249. s not spray uniformly Interested parties should clean service the faucet as needed to restore proper flow Tub Shower General Maintenance amp Periodic Maintenance Item recommend periodic resealing the grout on the tile This extends the life of the tile and should be done every few years as part of normal property maintenance The area around the spigot handles and or shower head etc should be properly sealed to forestall moisture intrusion SR Service Recommended The mechanical tub stopper may need cleaning adjustment and or service to work well Improvement Correction Suggested f The tub shower has no glass enclosure Experience tell us that the use of shower curtains in this area provides less moisture control than a glass enclosure suggest adding a properly installed glass enclosure to minimize water and or moisture in this area The control valves appear be older and may pre date the requirement for an anti scald safety feature Newer control valves are designed to reduce the possibility of accidental scald burns from hot water Interested parties are encouraged to consult with a qualified plumbing contractor regarding upgrading the installation to include this safety feature Toilet Functional Components amp Conditions f The toilet is functional except as may be noted elsewhere General Maintenance amp Periodic Maintenance Item f The toilet base should be properly sealed caulked at the base floor seam Generally accepted plumbin
250. s report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 44 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm FE Further Evaluation Recommended 7 was unable to positively identify the electrical supply feed circuit protection for this sub panel found no visible labeled means of over current protection at the main panel or the other sub panels suggest that a qualified electrical contractor further evaluate the installation to verify the means of overcurrent protection or service the installation as needed to insure safe operation of the installation Improvement Correction Suggested 7 This panel appears to be undersized for the size and the potential loads imposed by the dwelling suggest that consideration be given to upgrading the system to a larger capacity panel that will allow room to expand Interested parties should consult a qualified electrician with a view to upgrading the service NOTE The circuit labeling does not appear to conform to current standards Generally accepted electrical safety standards require that ALL circuits be clearly identified so that in an emergency the appropriate circuit can be readily identified Circuit labeling should clearly i
251. s should consult with a qualified trades person for any necessary service Informational Comments Observations amp Conditions There are indications of prior repair work to the concrete deck flatwork It is suggested that copies of the relevant documentation be obtained This should indicate the scope of work and verify that it was performed by a qualified contractor with appropriate jurisdictional oversight This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 13 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Portions of the wood deck is installed over the roof This precludes a full examination of the underside The proximity of the wood to the roof and the fact that moisture may accumulate under the deck surface can accelerate the deterioration of the wood Experience tells us that the closer the deck is built to a roof surface the shorter the life span of the deck Performing maintenance type service such as securing loose planks setting nails sanding or periodic sealing will prolong the life of any deck This condition may be noted in the WDO report Portions of the decking material are installed with insufficient gapping between boards Decking ma
252. sasters Interested parties desiring further information should consult with an appropriate registered design professional and or a qualified grading and drainage contractor Flat and Level Pad Informational Comments Observations amp Conditions 7 This area is believed to have originally been part of the bay and was created by adding fill am not a geo technical soils engineer etc and specifically disclaim all such issues However in general fill type soil may be more prone to settlement over time and to liquefaction during a seismic event Due to the unusually high water table in this area site drainage is generally even more important to the well being of the dwelling It is recommended that the original soils report for this site area be consulted for a more complete discussion of any other soil conditions or issues Interested parties should not be deterred from consulting with a qualified specialist should this be an area of personal concern Generally accepted construction practices recommend that exterior grading be adjusted to provide positive slope away from the dwelling for a minimum of six feet Interested parties are encouraged to discuss this issue further with a qualified drainage and or landscape contractor who can recommend solutions that are optimum for this particular circumstance Drainage Mode and Conditions Informational Comments Observations amp Conditions f There are site drains installed to facilitate drainage Verifying th
253. sed to power the doorbell These units may generate some heat as part of their normal operation The area around them should be left clear to allow air circulation There should be accessible for service personnel as well The exposed wires carry a small amount of electrical current generally 12 24 VDC and This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 47 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm should not pose a safety issue under normal operating conditions Interested parties desiring further information should consult with a qualified electrician Electrical Bonding SR Service Recommended q SR There is no electrical bonding connection jumper visible at the water heater or elsewhere in the electrical system This appears inconsistent with the electrical standards in effect at the time of apparent installation The hot water cold water and gas piping systems should be electrically bonded interconnected Proper bonding allows any stray electrical currents short circuits etc a direct path to ground so that the circuit protection device trips safely For convenience sake this is generally done at the hot water heater area It is recommended th
254. sional 2x Wood Framing Floor Structure Informational Comments Observations amp Conditions f Floor Framing Grade Level Poured Concrete Slab Upper Level Floor s Dimensional Wood Framing amp Wood Sub Floor Ceiling Structure Informational Comments Observations amp Conditions Ceiling Framing Dimensional Wood Framing Roof Structure Informational Comments Observations amp Conditions Roof Framing Dimensional 2x Wood Framing Joists Rafters Purlins Collar Ties Etc This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 9 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Exterior The evaluation of the exterior of the property was performed in accordance with CREIA standards of practice This includes the identification of wall cladding and an evaluation of common components such as driveways walkways fences gates handrails guardrails yard walls carports patio covers decks fascia and trim balconies doors windows lights and receptacles The evaluations of detached structures such as storage sheds and stables is excluded from the scope of the inspection do not water test or evaluate subterranean site drainage systems irrigation sy
255. small child from falling out an open window The latches must prevent a 4 sphere from passing through the open window the same as a guard A child safety device must not prevent emergency egress on a sleeping area window Window treatments screens should never be considered an effective barrier While this may not be required recommend that approved listed windows be installed as needed on all high risk windows Interested parties desiring further information and or service should consult with a qualified window contractor General Maintenance amp Periodic Maintenance Item 7 There are several windows that will need service to work well such as sanding shaving trimming or servicing the hardware Please refer to the body of the report for specific comments on each room or area SR Service Recommended q SR One or more windows and or adjacent framing appear deteriorated and or moisture damaged and will require repair and or replacement This should be noted in the WDO report Please refer to that specialists report for any further recommendations recommend that any repairs be performed by a qualified general contractor pursuant to the recommendations in the WDO report Improvement Correction Suggested i There are windows that have damaged worn missing weather stripping Current energy conservation standards require windows doors to have weather seals that limit air infiltration exfiltration suggest servicing as needed for energy cons
256. spection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm safety upgrade Interested parties should consult with a qualified general contractor for additional information and or service The open riser design found on portions of the exterior steps should not be considered child safe It is suggested that appropriate precautions be taken The open areas below each step may be large enough for a small child to crawl through and poses a potential fall hazard recommend caution and suggest upgrading these steps to a more child friendly design as renovation and or repairs are undertaken Current standards do not allow risers with openings larger than 4 Interested parties desiring further information and or service should consult with a qualified general contractor Guards Safety Concern The guards do not appear to conform to current safety standards Current guidelines call for the guards to be at least 42 high with balusters pickets spaced so that a 4 sphere will not pass through the openings There are requirements as to strength etc as well Upgrading the guards to meet current requirements is recommended for safety reasons Caution is recommended in these areas Please note that certain modifications repairs to these areas may trigger mandatory upgrades to these installations Interested parties should consult with a qualified general contractor for additional information and or service Trellis
257. spector and client prior to the inspection The purpose of this inspection and written report is to provide an unbiased opinion of the observed defects and conditions at that point in time Further it is to describe the physical condition of the selected key systems and components and parking area feel that items in RED or BLUE are significant An overview of this inspection is provided at the front of the report where list the recommendations that believe may be important to the client These recommendations should not be considered the only significant findings or issues You must establish your own priorities after thoroughly studying this report reviewing all the recommendations in this report and consulting with other experts and or specialists as you may deem necessary It is strongly recommend that you discuss these items specifically and the report as a whole with your REALTOR contractor and or legal advisor The observations in this report are the result of visual observations made the day of the inspection To realize the full benefit of this report please take the time to read the entire report It is also recommended that a final walk through be made on any property as various components fail or break at random without regard to our timetables and or calendars Thank you for considering Walker Property Evaluation Services for your real estate inspection needs If can be of further assistance to answer questions regarding this rep
258. stalled in a 2 wire ungrounded wiring system The use of 3 wire receptacles in an ungrounded installation is an improper practice Please refer to the electrical section for additional information and recommendations There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components amp Conditions One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified Smoke amp CO Alarms Functional Components amp Conditions A smoke alarm is present as required The type of alarm was not verified recommend that all smoke alarms be replaced with photoelectric type alarms Please refer to the Life Safety Section for important maintenance recommendations This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 66 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Bedroom 4 Location Informational Comments Observations amp Conditions The bedroom is located at the rear right of the dwelling Door
259. stalled using approved engineering designs Excessively long runs and or turns make the vent system more prone to clogging with lint Improper dryer vent installations pose a fire safety hazard Improvement Correction Suggested The dryer exhaust vent is terminated in close proximity to a window door or other building opening Current standards require that exhaust termination be a minimum of 3 feet from any building opening and 3 feet from the property line This installation appears inconsistent with the standards in effect at the time of apparent installation recommend that a qualified HVAC contractor evaluate and service as needed Lights Functional Components amp Conditions m The lights responded to normal user controls when tested and appear functional Receptacles Functional Components amp Conditions m The accessible receptacles in the laundry area are functional Appliances Not Evaluated Informational Comments Observations amp Conditions A clothes washer and dryer were installed at the time of inspection do not evaluate the non built in appliances such as clothes washers or dryers as part of my inspection service Interested parties should independently confirm the proper operation of any such appliances This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Ser
260. sted parties desiring further information should consult with a qualified roofing contractor This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 22 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 23 m m m Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Insulation amp Energy Green Tips Insulation Under Floor Area Informational Comments Observations amp Conditions MATERIAL Batt Fiberglass AREA INSULATED 25 of Less THICKNESS 6 9 inches Green Tip GREEN TIP The thickness of the installation at the under floor area would not meet current energy conservation standards Properly installed insulation can have a significant impact on the energy requirements for the dwelling Additional information on the economics of adding insulation and any rebates that may be available may be obtained at www PGE
261. stems or any mechanical or remotely controlled components such as driveway gates Also do not evaluate any landscape components such as trees shrubs fountains ponds statuary pottery fire pits patio fans heat lamps and ornamental or decorative lighting Similarly do not comment on surface coatings or cosmetic deficiencies and the wear and tear associated with usage or the passage of time that would be readily apparent to the average person Wall Covering Type of Material Informational Comments Observations amp Conditions i MATERIAL Predominantly Stucco With Wood Siding Composite Fiber Shingle Material Believed to Contain a Suspect Hazardous Material ACM Wall Covering Observations Functional Components amp Conditions i The visible portions of the exterior cladding appears to be generally in acceptable condition except as may be noted elsewhere Informational Comments Observations amp Conditions f The portions of the exterior cladding where the dwelling abuts the adjacent property is inaccessible and was not evaluated No opinions are offered as to the conditions within inaccessible and or concealed areas There are indications of prior repair work at various areas around the building perimeter This work appears consistent with ongoing property maintenance This inspection is limited to the visible accessible areas of the property No opinions are offered as to the conditions within concealed inaccessible areas Interested partie
262. t appear to be installed in a 2 wire ungrounded wiring system The use of 3 wire receptacles in an ungrounded installation is an improper practice Please refer to the electrical section for additional information and recommendations There are fewer convenience receptacles installed than would be required under current standards Interested parties may wish to consult an electrician with a view to upgrading the installation to conform to current standards Registers Functional Components amp Conditions m One or more ventilation registers are present and air flow was apparent The adequacy evenness etc of the airflow was not verified Dining Doors Functional Components amp Conditions m The door in the dining room is functional Floor Functional Components amp Conditions m The floor appears to be a wood material The visible portions appear in generally serviceable condition with no significant issues apparent All types of flooring require periodic cleaning to maintain its appearance and water seal This type of flooring may be susceptible to denting and mechanical damage Care should be This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 61 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspect
263. t build up out of the tank For information on any recommended service for this specific hot water heater please refer to the manufacturers instruction booklet Water Heater Stand Informational Comments Observations amp Conditions 7 The water heater stand is made of wood Wood stands are subject to damage if leakage occurs and they are a combustible material Current standards require either the installation of a smitty drip pan over materials subject to moisture damage or the use of a stand that is not subject to damage such as metal Upgrading is recommended Interested parties should consult with a qualified plumbing contractor for further information and or service FE Further Evaluation Recommended 7 The water heating system installed is a FVIR type water heater As of Jan 1 2008 California plumbing standards no longer require the source of ignition for an FVIR water heater to be elevated 18 inches off the floor Certain local jurisdictions may still have prohibitions against this and may not allow any type of gas water heater to be installed directly on the garage area floor Itis beyond the scope of this inspection to determine specific local jurisdictional requirements Interested parties should independently confirm the jurisdictional requirements for this particular area Should this water heater be required to be elevated it is recommended that a qualified plumbing contractor should perform any necessary service Seismic Straps Improveme
264. t may direct spray moisture onto the adjacent walls and floors It will be important to properly maintain all surfaces adjacent to the shower door area Modifying the installation as repairs or renovations are undertaken is recommended Interested parties desiring further information should consult with a qualified general contractor Toilet _ Functional Components amp Conditions The toilet is functional except as may be noted elsewhere Informational Comments Observations amp Conditions m q m The toilet is installed with restricted clearances Generally accepted construction standards call for a minimum of 15 inches of clearance from the centerline of the toilet to any adjacent wall or permanently installed fixture on either the side and 24 inches in the front This installation appears older and does not appear to conform to current clearance requirements suggest that installation be modified as repairs and renovations are undertaken over time Ceiling Heater Functional Components amp Conditions The bathroom ceiling heater appears functional Exhaust Fan Components amp Conditions Needing Service Evaluation The bathroom exhaust appears improperly terminated in the garage This may allow damp bath area air to exhaust onto portions of the wood framing and creates a void in the garage living space fire separation All exhaust fan vents should terminate at the exterior using an approved vent termination recommend that a qu
265. t that can collect inside the drain pipes These deposits can impede drainage and require the pipes to be cleared by a rooter service Periodic flushing of the area drains should be considered part of the normal property owners maintenance Interior Exterior Elevations Informational Comments Observations amp Conditions f There appears to be an adequate difference in elevation between the exterior grade and the interior living space habitable area floors The elevation of the primary interior living area appears sufficient that intrusion from storm water levels would not be an area of concern under normal conditions Researching the proximity of a property to flood zones is outside the scope of this inspection It is not possible to predict This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 12 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm m m what might occur under extraordinary conditions Interested parties should consult with the flood zone maps for this area for information on the flood hazard risks associated with this property Exterior Features General Comments and Description Informational Comments Observations amp Conditions Diligent
266. te examination The floor covering prevents a complete evaluation of the floor system No opinions are offered as to the conditions within inaccessible or concealed areas Walls and Ceiling Functional Components amp Conditions m The walls and ceiling appear in generally serviceable condition Single Glazed Windows Functional Components amp Conditions m The single pane window is functional Skylights Functional Components amp Conditions m The interior portion of the skylight appears in serviceable condition There were no indications of staining and or prior moisture apparent at the time of our inspection recommend monitoring the interior finishes in this area for indications of moisture as skylights are a common point of leakage in all roof installations Informational Comments Observations amp Conditions 7 There are indications of prior moisture visible at the interior of the skylight assembly This condition appears to be the result of interior air condensing on the skylight pane assembly No indications of leakage from the roof assembly were apparent at the time of inspection However skylights are prone to leakage it would be prudent to monitor the area during the rains for any indication of moisture As with all skylights it will be necessary to keep the roof clean to insure proper drainage This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All print
267. tem This is why it is important to ask the occupants about such issues as they often have the most intimate knowledge of the property and its unique conditions Potable Water Supply Water Utility Meter amp Water Supply Shut Off Informational Comments Observations amp Conditions f METER LOCATION Front Left at the Curb Sidewalk MAIN WATER SUPPLY 1 MATERIAL Copper NOTE The supply size appears to be adequate to service a dwelling of this size WATER SHUT OFF LOCATION Inside the Garage Water Pressure Functional Components amp Conditions The water pressure is within what would is considered the normal range Water pressure is a function of the pressure supplied by the utility and the age condition of the water supply pipes from and in the street as well as local demand at the time of the reading Water pressure of 40 PSI to 80 PSI is within the normal range Informational Comments Observations amp Conditions f SYSTEM WATER SUPPLY PRESSURE 75 PSI Pounds Per Square Inch TIME PERIOD MEASURED 8 AM and 10 AM NOTE Water pressure may vary significantly with time of day local demands etc The pressure shown is only a snapshot in time and should not be taken as an absolute number Interested parties desiring further information should consult with a qualified plumbing contractor Type of Material Informational Comments Observations amp Conditions f WATER SUPPLY PIPING MATERIAL Copper at Visible Areas Potable Water Supply Pipi
268. terials with expand and contract with temperature and humidity proper gapping of the decking surface allows for this normal expansion and contraction Proper gapping also provides proper drainage for the deck surface which prolongs the deck life Interested parties should consult with a qualified general contractor for further information and or any suggested service or other recommendations Portions of the exterior decks and or associated stairs landings etc are constructed using pressure treated wood and structural metal fasteners and or braces which is the normally accepted construction practice There have been changes made to the chemicals used in pressure treated lumber that impact wood deck systems and the metal connectors fastening systems used to construct them Beginning 2002 2003 the EPA required a shift in the chemicals used to protect pressure treated wood This change increased the copper levels found in the wood This in turn has required a change in the type of fastening systems used to ones that are more corrosion resistant was unable to positively confirm that the metal brackets screws and nails used on this deck system are the newer types It is beyond the scope of a visual property inspection to verify that a given installation conforms to the manufacturers installation instruction recommend that a qualified individual perform periodic inspections of the deck Particular attention should be paid to any fasteners with unusu
269. that the existing installation is adequate suggest that the copies of the design be obtained Interested parties should consult with the registered design professional of record for additional information regarding the adequacy of the installation Garage Living Area Separation Components amp Conditions Needing Service Evaluation q There are voids in the garage living area separation Itis important to maintain the necessary separation between the garage and the living areas for fire safety reasons Interested parties should consult with a qualified general contractor for service SR Service Recommended 7 Portions of the heating system ductwork in the garage area are a flexible material that does not appear rated for installation in this area Flexible material creates a path for fire smoke to easily spread between the garage and living space recommend replacement of any inappropriate material with a minimum 26 GA metal ducting material as would be required under current standards Portions of the drywall installed appear inappropriate for a garage separation wall Generally accepted construction standards require that the separation wall ceiling material be 5 8 Type X fire rated drywall material recommend that the installation be modified as needed to bring the installation into conformance with current standards Interested parties should consult with a qualified general contractor for service SR The bath exhaust fan terminates in the ga
270. the doors to open for ventilation but would not allow them to open enough to allow a small child through This would generally be considered less than four inches on guardrails Any such installation should not inhibit emergency egress and should conform to all appropriate rules governing this issue Please consult with a qualified trades person for additional information and or service Exterior Doors Functional Components amp Conditions The exterior doors appear in generally serviceable condition Please refer to the room area location in the report for any specific comments Safety Concern PROPERTY SAFETY ADVISORY One or more of the exterior doors may not include safety or tempered glass While this may not have been required at the time of original construction it is now understood that these areas present special safety hazards Any glass that is replaced in these areas must conform to current safety requirements recommend upgrading all glass in high risk areas to conform to current safety standards as a property upgrade This is especially important should infants small children or those with restricted mobility be present Interested parties desiring further information and or service should consult with a qualified glazing contractor Please refer to the room area location in the report for any specific comments General Maintenance amp Periodic Maintenance Item One or more of the exterior doors may need to be sanded shaved or
271. tion At the apparent time of construction installation remodel this GFCI protection would have been required on all garage convenience receptacles GFCI protection is an important safety feature strongly urge that all garage receptacles be upgraded to ensure conformance with electrical safety standards Please consult with a qualified electrician for further information and or service SR Service Recommended There are one or more damaged missing receptacle or switch cover plates that should be replaced for safety reasons Electrical Informational Comments Observations amp Conditions There are one or more electrical panels and or disconnect switches located in the garage The area around electrical panels should be kept accessible for service safety reasons Please refer to the electrical section for any further information Components amp Conditions Needing Service Evaluation There are one or more improperly sealed electrical junction boxes recommend that a qualified electrician service as needed There are improperly protected and or supported electrical wiring cables in the garage Generally speaking the use of non metallic NM plastic sheathed cable sometimes called Romex in areas that are reachable exposed and or subject to mechanical damage is improper and may pose a potential safety hazard recommend that a qualified electrician service as needed This report was produced in accordance with our inspection agree
272. tion Date Time 12 3 2012 9 00 am to 2 30 pm The area was not readily accessible and was unable to determine if a gas connection is available Should the buyer contemplate installing a gas dryer the presence of a gas connection should be confirmed prior to the final walk through Interested parties desiring further information and or service should consult with a qualified plumbing contractor 220 Volt Receptacle Informational Comments Observations amp Conditions d The laundry area was not fully accessible was unable to determine if a 220 VAC dryer receptacle is installed available Should the buyer contemplate installing an electric dryer the presence of an appropriate electrical connection should be confirmed prior to final walk through Make Up Air Supply Improvement Correction Suggested 7 SR There appears to be no provision to provide make up air in the laundry area The average dryer exhausts about 200 cubic feet of air per minute CFM to the exterior A means to replace exhausted air is needed when the dryer is installed in an enclosed area Current standards require at least 100 square inches of free vent area for this purpose Inadequate make up air can create potentially unsafe operating conditions especially should other gas appliances be installed in the area At a minimum the door s should be removed to ensure the dryer has an adequate supply of make up air suggest that a qualified contractor install either a louvered doo
273. trimmed to open and close smoothly Sliding Glass Doors Functional Components amp Conditions The sliding glass door is tempered and appears to be in generally serviceable condition Please refer to the room area location in the report for any specific comments General Maintenance amp Periodic Maintenance Item T One or more of the sliding glass doors may need service such as cleaning lubrication adjustment or minor service Interested parties should consult with a qualified trades person for service Skylights Informational Comments Observations amp Conditions 7 There are skylights light tube installed Skylights are notoriously problematic and a common point of leakage Itis important to keep the adjacent roof area clean and to monitor the interior finishes for any evidence of moisture Interested parties should consult with a qualified roofing contractor for additional information and or service Windows Informational Comments Observations amp Conditions f One or more windows are located on a wall parallel to and that appears to be within 3 feet of the property line This would not be allowed under current fire safety and construction guidelines Interested parties desiring further information should consult a qualified general contractor Safety Concern The windows adjacent to the doorways stairways sitting areas and or walking surfaces etc may not include q impact resistant tempered safety glazing as recommended While this may b
274. ty of San Francisco has enacted the Residential Energy Conservation Ordinance RECO that provides for mandatory one time upgrades to certain energy and water conservation features in a dwelling at the time of sale A RECO compliance certificate from a prior sale or an inspection and upgrade work is generally required on sale This ordinance applies to residential This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 59 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm properties built prior to 1978 1979 Interested parties should consult with the certificate of compliance and or energy inspection report for any further information on this property CLIENT ADVISORY Based on the apparent age of the dwelling the presence of lead based paints is a possibility Any necessary prep painting work should conform to appropriate standards for working on properties with lead based paint Interested parties desiring further information should consult with a properly certified and qualified painting contractor and or the Environmental Protection Agency www epa gov Please refer to the general information section for additional commentary Unit Designation amp Location Inf
275. ubstance or the damage or health risks arising there from Risks associated with events or conditions of nature including but not limited to geological seismic wildfire and flood Water testing any building system or component or determine leakage in shower pans pools spas or any body of water Determining the integrity of hermetic seals at multi pane glazing Differentiating between original construction or subsequent additions or modifications Reviewing information from any third party including but not limited to product defects recalls or similar notices Specifying repairs replacement procedures or estimating cost to correct Communication computer security or low voltage systems and remote timer sensor or similarly controlled systems or components Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies Elevators lifts and dumbwaiters Lighting pilot lights or activating or operating any system component or appliance that is shut down unsafe to operate or does not respond to normal user controls Operating shutoff valves or shutting down any system or component Dismantling any system structure or component or removing access panels other than those provided for homeowner maintenance B The Inspector may at his or her discretion Inspect any building system component appliance or improvement not included or otherwise excluded by these Standards of
276. ues particularly those that are apparent to the average person and or to someone without any trade construction experience are outside the scope of this inspection This inspection is not a building code or zoning compliance inspection Any inference that this is a Code inspection would be incorrect The observations and recommendations made are based upon a wide variety of standards that were either in place at the time of original construction or may have developed into standards trade practices etc since the period of installation construction The building codes are intended as a minimum standard for construction safety Local interpretations of the codes vary widely The building codes may not necessarily reflect the best method of installation This evaluation is not intended to determine whether or not an area or component is Code Compliant but rather in the opinion of the inspector that a condition s exists which requires further evaluation and or attention by an appropriate trade specialist do not verify that components or systems are installed in conformance with the manufacturers installation requirements Testing identifying environmental issues termites dry rot fungus mold vermin etc is outside the scope of this inspection Testing indoor air quality testing is excluded from the scope of this inspection am not qualified to detect the presence of Chinese Drywall Accordingly the issue of Chinese Drywall and its potential pro
277. unctional Flow The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously Inspect Refer to Part I Definition and Scope Paragraph A Inspector One who performs a real estate inspection Normal User Control Switch or other device that activates a system or component and is provided for use by an occupant of a building Operate Cause a system appliance fixture or device to function using normal user controls Permanently Installed Fixed in place e g screwed bolted nailed or glued Primary Building A building that an Inspector has agreed to inspect Primary Parking structure A building for the purpose of vehicle storage associated with the primary building Readily Accessible Can be reached entered or viewed without difficulty moving obstructions or requiring any action which may harm persons or property Real Estate Inspection Refer to Part Definitions and Scope Paragraph A Representative Number Example an average of one component per area for multiple similar components such as windows doors and electrical outlets Safety Hazard A condition that could result in significant physical injury Shut Down Disconnected or turned off in a way so as not to respond to normal user controls System An assemblage of various components designed to function as a whole Technically Exhaustive Examination beyond the scope of a real estate inspectio
278. versight This is important because a general property inspection does not tacitly approve endorse or guarantee the integrity of any work that was done without a permit and any latent issues that may be present The area around the water heater should not be used for storage Proper clearances should be maintained around all appliances to ensure proper air flow and allow for adequate service access General Maintenance amp Periodic Maintenance Item It is recommended that all water heaters be flushed per the manufacturers instructions annually to forestall sediment build up in the tank For information on recommended service for your hot water heater please refer to the manufacturers instruction booklet have found the information available at This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 34 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm www waterheaterrescue com to be useful The water heating system is a Flame Vapor Ignition Resistant FVIR type water heater FVIR water heaters are designed to reduce the risk of accidental flammable vapor related fires Most FVIR water heater systems have air screens that require periodic cleaning Please refer
279. vices Copyright 2012 Inspection Narratives Page 85 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm Laundry Garage General Laundry Room Comments Informational Comments Observations amp Conditions LOCATION The laundry area is located in the garage Washer Drain __ Improvement Correction Suggested The clothes washer drain would be considered undersized by current construction standards Modern clothes washers discharge far more water than older ones as a way to reduce energy consumption in clothes dryers Less water in the clothes means less energy to dry them Current plumbing standards require a minimum two inch drain for a clothes washer recommend monitoring this area should water be observed leaking from the drain during the spin cycle the drain may be obstructed and or require enlarging Interested parties should consult with a qualified plumber for further information on this issue The drain vent installation appears atypical No apparent ill effects were apparent at the time of inspection Improvement Correction is recommended Interested parties should consult with a qualified plumbing contractor for further commentary and any recommended service Gas Valve amp Connector Informational Comments Observations amp Conditions No gas connection appears installed and or was visible to supply a gas dryer A gas line is near by at the water heater and could
280. w and door contractor evaluate service as necessary Safety Concern RECOMMENDED SAFETY UPGRADE The sliding glass door s in this area open to a balcony stair landing or other areas that may pose a hazard to small children suggest that interested parties install secondary latches or safety stops on the doors as a property safety upgrade These are designed to allow the doors to open for ventilation but would not allow them to open enough to allow a small child through This would generally be considered less than four inches on guardrails Any such installation should not inhibit emergency egress and should conform to all appropriate rules governing this issue Closets Functional Components amp Conditions The bedroom closet and its components are functional The mirrored closet doors are functional and appear to be impact resistant glass as required Lights Functional Components amp Conditions The lights appear functional They responded to normal user controls when tested Receptacles Functional Components amp Conditions The accessible receptacles are functional Informational Comments Observations amp Conditions Furniture and or personal belongings prevented access to some of the receptacles in this area Interested parties should independently confirm the proper operations of any such receptacles __ Improvement Correction Suggested m m There are 3 wire ground type receptacles installed that appear to be in
281. was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 6 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm The visible portions of the foundation stem walls appeared to be performing as intended at the time of inspection Except may be noted elsewhere no areas of concern were apparent at the visible portions of the foundation stem walls Informational Comments Observations amp Conditions _ FE Minimal bolting of the foundations was normally installed in construction of this period However was unable to positively verify the presence of foundation bolts in due to interior finishes and or the foundation design framing Portions of the garage area appear to have had some retrofitting restraints added Interested parties desiring further information of this issue should consult with a registered design professional There are indications of prior patching and or prior repairs to cracks pipe openings voids etc at several locations Some or all of the foundation appears older original The compressive strength of older concrete may not meet current standards for strength Older concrete may not perform as well as modern formulations during a seismic event Retrofitti
282. was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 65 Inspection Address 111 Doll House Lane Malibu CA 94066 Inspection Date Time 12 3 2012 9 00 am to 2 30 pm m m q m m m m There are moisture stains at the sliding glass door and threshold area This appears to be typical staining from opening and closing the door etc over time in wet weather Walls and Ceiling Improvement Correction Suggested There is paint that is peeling blistered in this area As noted elsewhere this property is older and lead based paints may be present Special care should be used whenever painting or performing repairs Please refer to the General Information and Living General Comments sections for additional information and or recommendations Multi Glazed Windows Functional Components amp Conditions The multi glazed bedroom windows are functional Sliding Glass Doors Functional Components amp Conditions The sliding glass doors are tempered and in acceptable condition Informational Comments Observations amp Conditions The sliding glass door may require service to function properly smoothly i e roller hardware service latch service cleaning lubrication and or adjustment It is suggested that a qualified windo
283. y reliance on this report constitutes your ascent to those terms and conditions This report is not a substitute for disclosures required by California Civil Code 1102 et seq Walker Property Evaluation Services 3001 Sneath Lane San Bruno CA 94066 Tel 650 873 4224 Fax 650 873 4282 Home nspection sanbrunocable com PROPERTY INSPECTION REPORT Prepared Exclusively For Ken amp Barbie Doll INSPECTION ADDRESS 111 Doll House Lane Malibu CA 94066 INSPECTION DATE 12 3 2012 9 00 am to 2 30 pm NOTICE TO THIRD PARTIES The inspection was performed for the sole benefit and reliance of the named Client and is nontransferable No other intended users are identified The report is issued subject to the terms conditions and limitations under which the inspection was performed which are attached hereto and incorporated by reference herein Any reliance on this report constitutes your ascent to those terms and conditions This report is not a substitute for disclosures required by California Civil Code 1102 et seq This report was produced in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein All printed comments and the opinions expressed herein are those of Walker Property Evaluation Services Copyright 2012 Inspection Narratives Page 1 Inspection Address Inspection Date Weather Inspected by Client Information Structure Type Furnished Structure Occupie

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