Ambrozic Home Inspections

Page 1 of 38

Page 1 of 38

Ambrozic Home Inspections

TABLE of CONTENTS......

GENERAL INFORMATION......

Inspection Address......

Inspected By......

Company Information......

Client Information......

Sellers Information......

Sellers Representative Information......

INTRODUCTION & OVERVIEW......

Inspection Details......

Construction Type......

Building Details......

SUMMARY OF DEFICIENCIES......

LANDSCAPE & DRAINAGE......

ROOF SYSTEM......

PLUMBING SYSTEM......

ELECTRICAL SYSTEM......

HEATING SYSTEM......

AIR CONDITIONING SYSTEMS......

INTERIOR......

Unit 117½ Observations:......

Unit 119½ Observations:......

Unit 119 Observations:......

Unit 117 Observations:......

BASEMENT & CRAWLSPACE......

STRUCTURAL SYSTEM......

EXTERIOR......

STRUCTURAL SYSTEM......

Construction Type......

Building Foundation......

EXTERIOR......

Building Exterior......

Foundation......

Slope and Drainage......

Drives Walks and Patios......

Retaining Walls......

LANDSCAPE & DRAINAGE......

Slope and Drainage......

Drives Walks and Patios......

Retaining Walls......

ROOF SYSTEM......

Roof Covering......

Flashing......

Gutters Downspouts......

PLUMBING SYSTEM......

Supply and Piping......

Water Heater Unit 117½

Fuel Tank & Controls......

Water Heater Unit 117

Fuel Tank & Controls......

Water Heater Unit 119½

Fuel Tank & Controls......

Water Heater Unit 119

Fuel Tank & Controls......

ELECTRICAL SYSTEM......

Service Entry......

Main Disconnect......

Main Panel......

Distribution Wiring......

Smoke Alarm Detectors......

HEATING SYSTEM......

Heating Systems......

Furnace (all units)......

Exhaust (all units)......

Heat Pump (all units)......

Gas System (all units)......

Ducting Ventilation (all units)......

AIR CONDITIONING SYSTEMS......

System Description......

UNIT INTERIORS......

Room Interior Unit 117½

Kitchen......

Bathroom......

Unit 117½ Observations:......

Room Interior Unit 119½

Kitchen......

Bathroom......

Unit 119½ Observations:......

Room Interior Unit 119

Kitchen......

Bathroom......

Unit 119 Observations:......

Room Interior Unit 117

Kitchen......

Bathroom......

Unit 117 Observations:......

BASEMENT & CRAWLSPACE......

Basement Crawlspace......

DETACHED GARAGE & LAUNDRY ROOM......

Garage Features......

Garage Structure......

Doors and Windows......

Insulation and Heat......

Electrical and Lighting......

Laundry Facility......

PURPOSE & SCOPE......

CONVENTIONS USED IN THIS REPORT......

AHIT STANDARDS OF PRACTICE…………………30

1. Definitions and Scope

2. Standards of Practice

3. Limitations, Exceptions & Exclusions

4. Glossary of Terms

Page 1 of 38

Ambrozic Home Inspections

GENERAL INFORMATION

Inspection Address

Street: 1111 Main St.

City: Los Angeles

State: California

Zip: 90035

Inspected By

Name: August Ambrozic

Certification & Qualifications: American Home Inspectors Training (AHIT), InterNACHI Certified (Inspector No. 08073002), Certified MoistureFree Roof Inspector, California General B Contractor (Lic. No. 925635).

Client Information

Name: Mr. & Mrs. Buyer

Address: 1000 S. Robertson Blvd.

City: Los Angeles

State: California

Zip: 90035

Home: 123-456-7890

Email: N/A

Sellers Information

Name: Mr. Seller

Cell: 123-456-7890

Sellers Representative Information

Name: Agent

Cell: 123-456-7890

INTRODUCTION & OVERVIEW

Inspection Details

Inspection Date: June 04, 2007

Report Date: June 04, 2007

Report Delivered: online access and hardcopy mailed

Start Time: 10:00 AM

End Time: 12:40 PM

Weather Conditions: sunny

Temperature: 73 Fahrenheit

Report Number: IX-001045

Present During Inspection: seller's agent

Building Occupied: yes occupied

Inspection Limited to: structure, exterior, landscape, roof, plumbing, electrical, heating, air conditioning, foundation, garage, basement, furnace room and laundry room

Construction Type

Construction Style: building is a two-story multi unit apartment complex

Construction Material: wood frame

Residence Type: in a multi residential building

Building Details

Date Built: 1940

Approximate Age: 67 years

Supporting Foundation: includes a basement

Approximate Area: 4900 Sq. Ft.

Entrance Faces: east

# Bedrooms: 2 in each unit

# Bathrooms: 1 in each unit

SUMMARY OF FINDINGS

LANDSCAPE & DRAINAGE

There are various plants and or bushes next to the exterior wall(s). Recommendation: Trim or prune all vegetation in such a way as to allow a minimum of six inches of clearance between the plant and the exterior wall. This is necessary in order to prevent damage to the exterior and to inhibit the ability of insects to migrate into the building structure.

There is some settlement in the sidewalk that is mostly cosmetic. This area should be monitored for further settlement and repaired if it becomes worse. Patching now may prevent more damage.

There is evidence of some settlement cracking in the driveway that is mostly cosmetic. This area should be monitored for further settlement and repaired if it becomes worse. Patching now may prevent more damage.

ROOF SYSTEM

The roof cover is aging normally. Some typical indicators of aging (such as minor surface cracking and slightly raised seams) were visible. However, the wear is consistent over the entire surface and typical for a cover this age.

Please note: The condition of roof felt paper or membrane below the roof outer covering is unknown and cannot be inspected without possible damage to the covering. Inspectors do not access roof if roof is too high or steep or could be damaged by accessing it. Antennas, solar systems, and other attachments are not inspected in the scope of this report. No guarantee or warranty is made by this inspection as to whether the roof leaks at the time of the inspection or is subject to future leaking.

The gutters should be cleaned at least twice a year and the caulking at joints and seams inspected and touched up at two-year intervals.

PLUMBING SYSTEM

When reference is made to the type of plumbing, the comment relies on a visual observation, seller statements, the presence or absence of a water bond, and what may be present in the way of notification in the electrical service panel. There is no non-invasive way to determine what is behind a closed wall. For example, when copper plumbing is identified, copper piping protrudes from the walls behind plumbing fixtures. If client requires absolute knowledge as to the type of plumbing throughout the home, then a consultation with a licensed plumbing contractor is recommended.

There are plumbing components of copper and steel that are in direct contact with each other. This will sometimes cause a chemical response known as 'galvanic reaction' that accelerates deterioration of the components involved and results in leaks. Such response is normally avoided with the use of either brass or dielectric (non-conductive) fittings between pipes of dissimilar metal. The affected components need to be replaced with those of compatible material or brass or dielectric fittings need to be installed to prevent galvanic reaction.

ELECTRICAL SYSTEM

A representative number of switches and receptacles that are readily accessible are tested for function. Determination of adequacy of electrical panels and current capacity are not within the scope of this report. Low voltage systems, stereos, intercoms, vacuum systems, security systems or other low voltage systems are not inspected and are not within the scope of a home inspection.

HEATING SYSTEM

The flue is not shared with the water heater. No inspection tag was found on the heating system at the time of the inspection.

The normal sequence of operating modes was executed with no obvious defects noted.

The heating system meets the rough heating requirement calculation for this building.

Temperature readings at all delivery and return registers were found to be within normal tolerances.

All rooms were checked for a heat source (delivery register) with no defects noted.

Every effort is made to inspect the gas lines within the dwelling envelope. This effort is often hampered, however, by inaccessible attics and pipe being enclosed within walls. Recommendation: Client should contact the gas supplier and have them conduct a thorough inspection of the supply system. Generally, the gas company will conduct inspections for a nominal fee or will provide the service for free. Further, the gas company technicians have pressure testers, leak detectors, etc. that are, in some cases, superior to testing equipment utilized by home inspectors.

AIR CONDITIONING SYSTEMS

Air conditioning is provided by window units which are owned and maintained by the individual tenants and outside the scope of this report.

INTERIOR

Unit 117½ Observations:

There are minor wall and ceiling blemishes throughout the interior which are of no significant issue but rather cosmetic concerns. The sliding cutting board is missing from the kitchen cabinets. There are minor chipping/cracking on the kitchen countertops.

Unit 119½ Observations:

There are minor wall and ceiling blemishes throughout the interior which are of no significant issue but rather cosmetic concerns. The sink stop in the bathroom needs replacement. The stove unit failed to ignite when tested and is in need of servicing.

Unit 119 Observations:

There are minor wall and ceiling blemishes throughout the interior which are of no significant issue but rather cosmetic concerns. Minor screen damage was observed. The bathroom countertop is chipped. The toilet top is chipped.

Unit 117 Observations:

There are minor wall and ceiling blemishes throughout the interior which are of no significant issue but rather cosmetic concerns. There is minor damage to the kitchen floor. The bathroom tile floor has minor cracks. The ceiling in the bathroom has two large holes where the plaster has failed. These holes should be repaired to prevent additional damage. It appears that the failed ceilings are not the result of water damage or intrusion as the ceilings show no signs of water damage or stains.

Tile and vinyl floors should be caulked to bathtubs, toilets, cabinets, baseboards, etc., for moisture protection.

The condition of floor covering under furnishings and appliances is unknown and outside the scope of the inspection. Rooms or garages where floors or walls cannot be observed because of furnishings or stored items are similarly excluded from the scope of the inspection.

There are minor wall blemishes throughout the apartment units that are of no real significance to this inspection. I only report on individual conditions that are significant and that indicate underlying defects of a more serious nature, such as settling, structural inadequacies, water intrusion, rot or insect damage.

Drywall cracks were noted in several areas of the home. None of the cracks observed appeared serious in nature. Recommendation: Patch cracks before painting again.

There are numerous floor squeaks in this home. Squeaks are usually the result of improperly installed or inadequately secured sub flooring. The squeaks are annoying but and are normally not structurally significant. It is possible to eliminate floor squeaks with a variety of repair techniques. I recommend consulting a flooring professional to discuss options and cost.

One or more of the window screens were damaged and in need of repairs. All windows that open should have screens.

BASEMENT & CRAWLSPACE

I noted signs of foundation settlement and small foundation cracks. All foundations settle to some degree and will crack over the lifespan of the structure. Such movement, and the typical minor curing cracks that accompany it, is not considered structurally significant, unless related to recent flooding, seismic activity or there is horizontal cracking or other indications of horizontal/lateral displacement of more than 1/4 inch.

It is my opinion that this foundation has most-probably reached final compaction and, barring any unforeseen flooding or seismic event, is not likely to settle or crack further. The client should understand that this is the assessment of a building inspector - not a professional engineer - and that, despite this assessment, there is no way I can provide any guaranty that this foundation will never develop additional cracks or settle further. I suggest that if the client is at all uncomfortable with this condition or my assessment of it a professional engineer be consulted to independently evaluate the condition, prior to making a final purchase decision.

A water leak is present in the basement area. The owner has stated that this leak will be corrected prior to closing the property.

STRUCTURAL SYSTEM

The second story floor is constructed from wood. While the actual floor surface is covered by carpet and/or tile, the sub floor is in all likelihood 3/4-inch plywood or Oriented Strand Board (OSB), typically nailed or screwed to the floor joists.

EXTERIOR

The stucco finish was examined and small cracks were noted at various locations. It is believed that no on-going movement is occurring at the present time and that the cracking appears repairable. It should be noted that settlement cracking is a common occurrence in stucco wall surfaces and the cracking observed is believed to be typical of that found in the average building.

Random area small exterior wall stucco cracks should be repaired or sealed the next time the complex is painted.

STRUCTURAL SYSTEM

COMPONENT DESCRIPTION:

Construction Type

Structure Type: building is a two story 4 unit apartment complex

Construction Type: wood frame built over a basement

Building Foundation

Foundation Type: basement

Foundation Material: poured concrete

Condition: good condition

Structural movement: normal settlement - minor cracking

Observations & Recommendations:

EXTERIOR

ITEMS INSPECTED:

According to the AHIT standards of practice, the inspector shall inspect the flashing, trim, exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits, fascias, grading and walkways. The inspector will report as in need of repair any spacing’s between intermediate balusters, spindles, or rails for steps, stairways, balconies and railings that permit passage of an object greater than four (4) inches in diameter. The inspector will also report on any vegetation, surface drainage and retaining walls that are likely to adversely affect the building, and describe the exterior wall covering.

COMPONENT DESCRIPTION:

Building Exterior

Wall Surface Material: stucco[1]

Condition: good condition

Entry Door Types: solid wood

Condition: good condition

Foundation

Foundation Type: a basement

Foundation Material: poured concrete

Condition: good condition

Slope and Drainage

Direction of Lot Slope: proper slope configuration[2]

Condition: good condition

Drainage Piping: not visible

Gutters Downspouts Drain: grade and perimeter

Drives Walks and Patios

Driveway Types: asphalt

Condition: satisfactory condition

Walkway Type: concrete

Condition: good condition

Fence and Gate: wood and wrought iron

Retaining Walls

Retaining Wall Type: stacked concrete block

Retaining Wall Locations: at the front

Condition: serviceable condition

Observations & Recommendations:

Random area small exterior wall stucco cracks should be repaired or sealed the next time the complex is painted.

The stucco cladding has cracks. I don't recommend that the client attempt to repair the cracks. The Stucco Manufacturing Association doesn't recommend trying to reseal cracks that are thinner than the thickness of a penny, because the crack is too thin to hold repair material and will detract from the appearance of the finished surface. Cracks wider than the thickness of a penny can be repaired with the same stucco formulation used to apply the cladding. However, if cracks return and are suspected to be caused by expansion/contraction of structural components, it may be necessary to use an elastomeric-type of sealant. A trade professional best repairs this type of damage.

ITEMS NOT INSPECTED:

The inspector is not required to inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings or exterior accent lighting. The inspector will not inspect window and door flashings which are not visible or readily accessible from the ground. The inspector will not report on geological, geotechnical or hydrological conditions, inspect recreation facilities, seawalls, break walls, docks, inspect for erosion control or earth stabilization measures, underground utilities or any underground items. The inspector will also not inspect wells or springs, solar systems, swimming pools or spas, septic systems, cesspools, playground equipment, sprinkler systems, drain fields, drywells. The inspector will also not determine the integrity of the thermal window seals or damaged glass.

LANDSCAPE & DRAINAGE

COMPONENT DESCRIPTION:

Slope and Drainage

Drainage Piping: not visible

Drains Connected to: not visible

Gutters Downspouts Drain: onto grade

Drives Walks and Patios

Driveway Types: asphalt

Walkway Type: concrete

Fence and Gate: wooden and wrought iron

Retaining Walls

Retaining Wall Type: masonry block

Retaining Wall Locations: at the front

Observations & Recommendations:

There is some settlement in the sidewalk that is mostly cosmetic. This area should be monitored for further settlement and repaired if it becomes worse. Patching now may prevent more damage.