This report published on Saturday, June 13, 2020 8:19:44 PM PDT
Dear customer:
Thank you for choosing AREA Inspections to perform the following inspection on the property you wish to purchase. This report is the exclusive property of AREA Inspection and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.
All findings should be made to AREA Inspections.
This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.
We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.
While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.
This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your emailed report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process.
Properties being inspected do not "Pass" or "Fail.? - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair.
For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
If you have any questions regarding this report, please feel free to call us.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety Concern
Poses a risk of injury
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: $650.00
Payment method: Check
Primary use of building(s) and property: Restaurant or food service
Age of main building: 1957
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: No, Furniture or stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
2) No documents were made available to or reviewed by the inspector prior to or during this inspection. Often documents such as a certificate of occupancy, building plans and maintenance records are provided to increase the inspector's understanding of the property. Lack of such documents limits the inspector's ability to evaluate the property.
3) The inspector interviewed the following personnel prior to or during this inspection: Owners; Demicco.
Such interviews may assist the inspector in evaluating the property. The inspector is not required to independently verify the information provided by these interviews and may rely on this information to the extent that the information appears reasonable to the inspector.
Unless otherwise listed, no other interviews were conducted by the inspector.
Demicco stated the flat roof had repairs about 1 week ago due to leaks and the kitchen hood was under contract for repairs and or replacement due to the fire safety systems being outdated.
4) No main building fire suppression system was visible. Based on the size of this building, a fire suppression system should be installed. Consult with the property owner about this. If none is installed, it is a potential safety hazard, and a qualified contractor should install one per standard building practices.
5) Emergency lighting for one or more emergency exits and/or pathways to emergency exits was missing. Such lighting is required for all emergency exits and pathways to emergency exits. This is a potential safety hazard. A qualified person should repair or replace emergency lights as necessary, and per National Fire Protection Association (NFPA) 101 standards.
Photo 5-1 Photo 5-2
Photo 5-3 Photo 5-4
Photo 5-5
6) One or more exit signs near emergency exits were missing. This is a potential safety hazard. A qualified person should repair, replace or modify exit signs as necessary, and per National Fire Protection Association (NFPA) 101 standards.
Photo 6-1 Photo 6-2
Photo 6-3
7) No evacuation route map was found. Requirements for such maps are not clear or consistent, but the Occupational Safety and Health Administration (OSHA) strongly suggests their use. Based on the size and/or configuration of building(s) on this property, recommend posting evacuation route maps. Such maps typically include routes, floor plans, workplace maps, and safe or refuge areas.
8) One or more egress doors were substandard and/or non-standard. For example doors don't open in direction of egress. This is a potential safety hazard. A qualified contractor should repair per standard building practices.
Photo 8-1
9) The property was equipped with fire extinguishers. Those designed for commercial use can be refilled and resealed by companies who specialize in this service. Inexpensive models are disposable. Unfortunately, an expiration date cannot be fully trusted and there is no foolproof way to know if an extinguisher is no longer functional. Due to the extremely destructive potential of fires and the relatively low cost of extinguishers, it is advisable to replace or recharge questionable extinguishers.
Extinguishers are classified based on their chemical ingredients, all of which have their own strengths and limitations. It is important to know what type of extinguisher combats what type of fire. Fire extinguishers are critical indoor/outdoor components that must be maintained and inspected regularly.
Recommend hiring a qualified service contractor to evaluate, maintain and/or replace fire extinguishers as needed now and in the future annually. Property owners and managers should be be familiar with current and local laws and per standard fire code jurisdiction. It is beyond the scope of this inspection to determine the adequate number of fire extinguishers needed on the premise, to test their ratings, or to test fire them. As such, they are excluded from this report.
Any mention of these materials in this report is made as a courtesy only, Consult with specialists as necessary for this type of evaluation
10) Various deficiencies in accessible entrances to buildings were found on the property. ADA requirements for accessible entrances include the following:
Inaccessible entrances should have signs giving directions to the nearest accessible entrance.
Doors should have at least 32 inches of clear opening.
Doors should have at least 24 inches of clear wall space on the pull-side of the door next to the handle.
Door handles should not be higher than 48 inches.
Door handles should be operable with a closed fist.
Doors should not require more than 8.5 pounds of force to open.
Door thresholds should not pose a trip hazard or a wheelchair barrier. Thresholds should not be more than 1/4 inch high, or more than 3/4 inches high with bevels on both sides.
Automatic door closers should not take less than 3 seconds to close the door.
Recommend that a qualified contractor make modifications as necessary and per ADA standards.
11) Various accessibility deficiencies were found in interior areas. ADA requirements for interior spaces include the following:
Interior carpeting should be low-pile and tightly woven.
Hindrances for persons with canes should not be present.
Corridors should be at least 36 inches wide.
Corridors should have wheelchair-passing spaces at reasonable intervals (less than 200 feet) or intersecting corridors that can be used as passing spaces.
Recommend that a qualified contractor make modifications as necessary and per ADA standards.
12) One or more inaccessible restrooms did not have signs that give directions to accessible ones. Recommend posting signs as necessary.
13) One or more accessible restrooms were not marked with the International Symbol of Accessibility, or that marking was illegible. Recommend that a qualified person mark accessible restrooms as necessary and per ADA requirements.
Photo 13-1 Photo 13-2
14) One or more accessible restroom doors could not be operated with a closed fist. Recommend that a qualified contractor make modifications as necessary and per ADA standards.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link, Masonry
Site profile: Level
Condition of parking areas and driveways: Appeared serviceable
Parking areas and driveways material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
15) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or exterior door entrances. Recommend that qualified contractor repair as necessary.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco, Brick veneer, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Concrete slab
Anchor bolts or hold downs for seismic reinforcement: Not determined (inaccessible or obscured)
16) Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture may enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco may become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Photo 16-1 Photo 16-2
Photo 16-3 Photo 16-4
Photo 16-5
17) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
18) Stains were found at one or more cantilever ceilings or walls, but no elevated moisture levels were found. Based on the inspector's findings, these stains may be from past leaks. Monitor these areas in the future. If moisture is observed, recommend that a qualified contractor evaluate and repair as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Built up tar and felt
Roof type: Flat or low slope
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Plastic, Built
Gutter and downspout installation: Partial
19) No secondary drains were visible on one or more sections of flat roofs with parapet walls. Leaks or water damage can occur if the primary drain system is overwhelmed by rain or snow. Recommend further evaluation by a qualified contractor and repairs per standard building practices.
20) Some gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams and/or parapet wall bases. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.
Photo 20-1 Photo 20-2
21) One or more scuppers were substandard. Rainwater can come in contact with the building exterior or leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists, Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-25
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Enclosed soffit vents
22) The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.
Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
Photo 22-1 Photo 22-2
23) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 200-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of main service panel #B: Kitchen
Location of main service panel #C: Interior hallway
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable, Required repair, replacement and/or evaluation (see comments below)
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke detectors installed: No, recommend install
Carbon monoxide detectors installed: No, recommend install
24) Panel(s) or Main breakers at #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit: https://www.reporthost.com/?FP1 https://www.reporthost.com/?FP2 https://www.reporthost.com/?FP3
Photo 24-1 Photo 24-2
25) Panel(s) #B had a hidden or obscure breaker. This is a potential shock and fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo 25-1 Photo 25-2
26) One or more wires and/or covers were scorched or heat-damaged in panel(s) #A. A qualified electrician should evaluate and make repairs or replace components as necessary.
Photo 26-1 Photo 26-2
27) Substandard wiring was found at the bar kitchen, attic and/or Cooler room. For example, exposed wiring, loose wiring, unterminated wires, exposed splices and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
Photo 27-1 Photo 27-2
Photo 27-3 Photo 27-4
Photo 27-5 Photo 27-6
Photo 27-7 Photo 27-8
28) One or more electric receptacles at locations where required had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
29) No carbon monoxide detectors were found on the property. This is a potential safety hazard. Modern standards call for placement of CO detectors on every habitable level and in every HVAC zone of buildings. CO detectors must be distinct from fire alarms and other devices. CO detectors are typically integrated with central fire alarm systems where installed. A qualified contractor should evaluate and install CO detectors per standard building practices.
30) Panel(s) #B were located in a cabinet. This is not an approved location for electric panels. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
Photo 30-1
31) Panel(s) #B and C were Pushmatic brand panels. These panels are found in older electrical systems. Their circuit breakers are known to become very stiff and difficult to operate or reset over time. Breakers may remain on after attempts to trip or turn them off have been made. They also have an indicator flag that falsely indicates the on/off/tripped state. The breakers rely on thermal tripping only, whereas modern breakers have both thermal and magnetic trip mechanisms. These conditions pose shock and fire hazards. Replacement circuit breakers and spare parts are usually difficult to find, and are expensive. Recommend that a qualified electrician replace Pushmatic brand panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls).
Photo 31-1 Photo 31-2
Photo 31-3 Photo 31-4
Photo 31-5
32) One or more plug ends were installed on non-metallic sheathed wiring. This type of wiring is only intended for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and/or fire. Recommend that a qualified electrician repair per standard building practices.
Photo 32-1 Oven receptacle
33) One or more junction boxes or bucket runs were loose and/or Covers loose. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
Photo 33-1 Photo 33-2
34) No smoke detectors were visible in one or more buildings. Requirements for smoke detectors vary by occupancy type and in some cases by municipality. This is a safety hazard. It is beyond the scope of this inspection to determine all required locations for smoke detectors. A qualified contractor should install smoke detectors per standard building practices. Smoke detectors are typically integrated with fire alarm systems where installed.
35) One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
Photo 35-1 Photo 35-2
Photo 35-3
36) One or more wires inside panel(s) #B were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
Photo 36-1 Photo 36-2
37) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo 37-1 Photo 37-2
Photo 37-3 Photo 37-4
Photo 37-5
38) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Photo 38-1 Photo 38-2
Photo 38-3
39) The legend for circuit breakers or fuses in panel(s) #A and C was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo 39-1 Photo 39-2
Photo 39-3
40) One or more screws that attach the cover or dead front to panel(s) #A, B, C and/or we’re loose were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
Photo 40-1 Photo 40-2
Photo 40-3 Photo 40-4
41) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 60
Location of main water meter: Street curbside
Location of main water shut-off: Pull box near front entrance
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Building exterior, Kitchen
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At gas meter, At building exterior
42) One or more drain pipes or fittings were substandard. Recommend that a qualified plumber evaluate and repair as necessary and per standard building practices.
Photo 42-1 Photo 42-2
Photo 42-3 Photo 42-4
43) One or more hose bib handles were missing. Recommend that a qualified person replace handles or make repairs as necessary.
Photo 43-1
44) One or more drain lines were substandard or missing (e.g. P traps or drain pitts). this can cause sewer gases to enter kitchen spaces and or clogging. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps and or drain pitts.
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Photo 44-3 Photo 44-4
Photo 44-5
45) One or more drain pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
46) The gas meter was in contact with or too close to the soil below and is likely to rust as a result. Gas meters should be located 10 inches or more above the soil below. Soil should be graded or removed as necessary.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 75
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Model number: 75T80B3N
Location of water heater: Exterior closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 77
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
47) The water heater's earthquake reinforcement was substandard. For example, struts were used rather than straps, substandard fasteners were used, or they may allow significant movement. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines leaking if gas-fired, or electric wiring being damaged if powered by electricity. Water leaks may also occur. Recommend that a qualified person repair or replace existing earthquake reinforcement per standard building practices. Typically 2 straps are required, the upper being located 1/3 of the way down from the top, and the lower being 1/3 of the way up from the bottom. If the water heater isn't located against a wall, blocking should be installed between it and the wall so the straps can be adequately tightened.
Photo 47-1
48) The hot water temperature was significantly lower than the standard temperature range of 110-120 degrees Fahrenheit. The thermostat should be adjusted to a higher setting. If the water temperature doesn't reach 120 degrees, then recommend that a qualified plumber evaluate and repair or replace the water heater as necessary.
Photo 48-1 Photo 48-2
Photo 48-3
49) The water heater's gas supply was off and/or pilot light was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1978
Forced air heating system manufacturer: Carrier, BDP Company
Forced air furnace model #: 585CB048100
Location of forced air furnace: Rooftop
Condition of furnace filters: Appeared serviceable, Required replacement
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Rooftop
Type: Packaged unit
Estimated age of heat pump or air conditioning unit: 1978
Condition of controls: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
50) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Photo 50-1 Photo 50-2
Photo 50-3 Photo 50-4
51) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Photo 51-1 Photo 51-2
52) The air handler's primary condensate drain line trap was missing. A U-shaped trap with a 2-inch drop should normally be installed to prevent air from moving in or out of the air handler during operation. Without a correctly configured trap, efficiency can be reduced, or condensate water can be pulled into the equipment resulting in wet insulation or components, or microbial growth. Recommend that a qualified HVAC contractor repair per standard building practices.
53) The air handler's primary condensate drain line was disconnected or missing. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.
Photo 53-1 Photo 53-2
54) At the time of inspection it appears the AC and furnace was in serviceable condition except as noted.
Limitations: The following items are not included in this inspection: appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, walk-in coolers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Oven, Deep Fryers
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of ranges, cooktops and/or ovens: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop, oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan, Down draft exhaust, As per lessee contracted for repairs
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life, N/A (none installed)
Condition of built-in microwave oven: N/A (none installed)
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
55) Comprehensive fire sprinkler inspections and tagging should take place at least once a year. You must hire a certified professional for the inspection to be considered valid for code compliance purposes. Annual maintenance should include everything from monthly and quarterly inspection checklists, plus the following tasks:
Visually inspect all sprinkler heads, pipes, and fittings for signs of wear or physical damage.
Ensure there are spare sprinkler heads and tools onsite for conducting emergency sprinkler head replacement if one is ever damaged.
For dry pipe systems, inspect the interior valves while resetting the device.
For dry pipe, deluge, and pre-action systems, conduct a partial-flow trip test to ensure the system activates appropriately in response to a fire emergency. (Conduct a full-flow trip test every three years.)
Perform a water flow test to monitor any changes to the water supply from the pressure reducing valve or backflow preventer.
Test the fire pump to ensure normal operation.
Test the sprinkler water flow switches to ensure they transmit a signal to the fire alarm control panel and set off the building occupant notification system in the process.
Photo 55-1 Photo 55-2
Photo 55-3 Photo 55-4
56) The sink sprayer was damaged and/or Loose. Recommend that a qualified person repair or replace as necessary.
Photo 56-1
57) The cooktop element(s) were inoperable. Recommend that a qualified person repair as necessary.
Photo 57-1
58) The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo 58-1 Photo 58-2
59) The refrigerator was inoperable. Recommend that a qualified person repair as necessary. The refrigerator may need replacing.
Photo 59-1 Photo 59-2
Photo 59-3
60) The gas supply for the range was disconnected(e.g. turned off, not plugged in, circuit breaker off) and the inspector was unable to fully evaluate. Repairs may be needed. If concerned, have a qualified person fully evaluate.
Limitations: The following items are not included in this inspection: overflow drains for sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Men's room
Location #B: Women's room
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: None
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
61) The water supply was inoperable or there was no water flow at toilets and/or we’re inoperable or disconnected at location(s) #B. As a result the inspector was unable to fully evaluate. Shut-off valve(s) may be turned off, or repairs may be needed. Recommend asking the property owner about this if possible, and that a qualified plumber evaluate and repair if necessary.
Photo 61-1
62) One or more toilets at location(s) #B were substandard. Recommend that a qualified plumber evaluate and repair or replace as necessary and as per standard building practices.
Photo 62-1
63) No hand drying equipment such as hand dryers, paper towel dispensers or cloth roll towel dispensers were installed. Recommend that a qualified contractor install hand drying equipment as needed.
64) One or more restroom stall doors were missing. Recommend that a qualified person repair or replace stall doors as necessary.
Photo 64-1
65) The cover to the exhaust fan at location(s) #A and B was loose. Recommend that a qualified person repair or replace covers as necessary.
Photo 65-1 Photo 65-2
66) Caulk around the base of one or more toilets at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Photo 66-1 Photo 66-2
67) Recommend cleaning and sealing the grout in flooring at location(s) #A and B now and in the future as necessary to prevent staining and to improve waterproofing.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal, Glass panel
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster, Masonry
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Tile, Concrete
68) Quick-release mechanisms for security bars on one or more windows were missing. Quick-release mechanisms operated from indoors that are missing, inoperable, difficult to operate or require a key are a safety hazard in the event of a fire or emergency. They should open easily, without requiring detailed knowledge of how they operate, and without great physical strength. Recommend that a qualified contractor evaluate and repair, modify or remove security bars as necessary.
Photo 68-1 Photo 68-2 Hardware such as brackets and bolts were loose or damaged
Photo 68-3 Security bars were permanently installed and appear to be substandard
69) One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
Photo 69-1 Photo 69-2
70) Fire rated doors are required in some areas of commercial buildings, but not all. They can be rated for between 3 hours and 20 minutes. Such requirements are typically determined by the fire rating of the wall and the use of the door. Fire rated door assemblies must comply with the proper commercial door hardware requirements and be approved as a rated assembly. It is beyond the scope of this inspection to determine whether requirements for fire rated doors are met, or to determine if mechanisms such as automatic latching mechanisms, self closing devices or smoke gaskets are serviceable. Their condition is unknown and they are excluded from this inspection. Any comments regarding such systems or components are made as a courtesy only.
Note that modern fire safety standards require that all fire rated door assemblies be inspected annually by a qualified specialist. Recommend reviewing any available records to determine if such inspections have been performed within the last year. If unable to determine this, or if such inspections were performed more than a year ago, a qualified specialist should perform this inspection.
71) Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
Photo 71-1 Photo 71-2
Photo 71-3 Photo 71-4
Photo 71-5
72) Some exterior door hardware, including Spring backs were missing. Recommend that a qualified person repair or replace as necessary.
Photo 72-1 Photo 72-2
73) One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.
Photo 73-1 Photo 73-2
74) Some interior door hardware (locksets) were inoperable, loose and/or missing. Recommend that a qualified person repair or replace as necessary.
Photo 74-1
75) One or more walls and/or ceilings were damaged, were cracked and/or had substandard repairs. Recommend that a qualified person repair as necessary.
Photo 75-1 Photo 75-2
Photo 75-3 Photo 75-4
Photo 75-5 Photo 75-6
76) Heaving minor cracks, deteroiated tile and/or covered sink drains were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
Photo 76-1 Photo 76-2
Photo 76-3 Photo 76-4
77) One or more exterior entry doors opened outwards and didn't appear to have security hinges. Doors that open outwards have hinges oriented so the pins are exposed outside and can easily be removed. Without security hinges, the door can also be removed allowing someone to gain entry. Recommend that a qualified person install security hinges on outward-opening doors where needed for better security.
Photo 77-1 Photo 77-2
78) Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
Photo 78-1 Photo 78-2
AREA Property Inspections Standards of Practice
1. Definitions and Scope
1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.
The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect.
1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
AREA Property Inspections Commercial Standards of Practice
1. Purpose
1.1 The purpose of this document is to define good practice and to establish a reasonable approach for the performance of an inspection of a commercial property.
2. Definitions
2.1 Core Definitions
2.1.1 Commercial Property: A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.
2.1.2 Inspection: The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.
2.1.2.1 Observations: Observations are defined as those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.
2.1.2.2 Research: Research is defined as the process of gathering information through document review and interviews to augment the observations made during the walk-through portion of the inspection. This research may include reviewing readily available documents, such as previous inspection reports, building permits, code violation notices and environmental studies. This research may also include interviews with readily available personnel, such as building managers, tenants and owners.
2.1.2.3 Report: An inspection report is defined as a written communication describing the issues discovered from observations made and research conducted by the inspector that are, in the inspector's opinion, likely to be of interest to his/her client. A report may contain photographs of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.
