This report is the exclusive property of Coastal Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Future improvements	Recommended correction for future improvements
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in serviceable condition
	Comment	For your information

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General information
1 - This structure is in an overall good condition with no deferred maintenance issues or concerns, and is in a good overall structural condition, with no signs of settlement or stress cracks visible, except as noted in this report.

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Exterior
3 - One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
4 - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
5 - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
6 - One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
7 - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
9 - This structure's exterior components is in a good overall condition with no major maintenance concerns, except as noted in this report.

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Roof
11 - Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
13 - Roof is in serviceable condition showing no signs of extensive wear or deferred maintenance, except as noted in this report.

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Garage
14 - There are large slab cracks in the garage floor slab. Garage slab is not a part of the structural slab in this structure, and the cracks does not indicate a major structural concern. Replace the garage's concrete slab with a new slab, metal reinforcement, and moisture barrier.
15 - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
17 - Garage vehicle door is in a good condition displaying no signs of stress and or excessive wear. This garage door has all needed components such as sides and bottom weather stripping, and functioned correctly at the time of inspection.
18 - This garage is in a good overall condition with all components functioning correctly, except as noted in this report.

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Attic
20 - Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
21 - Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
22 - The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
23 - No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
24 - Attic is in a good overall condition that displays adequate ventilation, proper insulation and adequate protection of all components routed through. It also displays a structural condition that is proper, secure and safe. There are no signs of excessive movement, lack of support or improper modifications to the structural components of this building.

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Electric service
26 - There are no arc fault circuit interrupter (AFCI) breakers in the main service panel serving the bedrooms. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.
27 - The electrical panel box in this structure is in serviceable condition, but the panel is rated substantially less than 200 amps, and may be inadequate for the client(s) needs. Evaluate as needed and upgrade to a 200 amp service if possible.

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Water heater
29 - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
30 - Dissimilar metal connector should be replaced with similar connections to avoid corrosion.

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Heating and cooling
33 - No filter is visible for the heating/cooling system. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.
34 - The outside condensing unit is not securely connected to a base or to the concrete decking beneath. Damage may occur if the unit shifts due to vibration. Evaluate and repair as necessary so the unit is secure to its base.
35 - Furnace is in serviceable condition, providing heat to the living areas when it's controls were operated, but the unit did not reach 100 f in heating mode. Service as needed.
36 - Condenser unit is equipped with an adequate electrical shut off switch.
37 - Condensing unit is in serviceable condition, providing needed thermal exchange to supply the living areas with cool air, when it's controls were operated.

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Plumbing and laundry
39 - The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
40 - There is no water pressure regulator installed on the main water line entering this structure. City water pressure fluctuation can cause damage to the structure's plumbing lines. It is recommended to install a pressure regulator to maintain a constant safe pressure inside the structure's plumbing lines.
41 - Water hammering was noticed when the faucet by the garage was operated. Evaluate and repair as necessary such as installing a water hammer arrestor.
44 - This laundry area is in an overall good condition with no signs of deferred maintenance, and its components in a functioning state, except as noted in this report.

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Crawl space
46 - No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
47 - Wooden support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
48 - No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

49 - Clean and remove abandoned wiring from the crawlspace.
50 - Crawlspace is in a good overal condition with all needed components in place. All ventilation ports are covered with metal mesh, with an intact access door, and a clean condition with no evidence of infestation. Crawl space conditions is good with exception of items noted in this report.

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Kitchen
52 - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
53 - One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
54 - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
55 - The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti+tip+device
56 - Hood exhaust ducts are connected without use of a mechanical fasteners such as metal screws. Screw exhaust duct pieces together with metal screws or other mechanical fasteners and seal with duct tape to prevent movement and disconnection.
57 - Handles and/or drawer pulls are not installed on one or more cabinets, where the drawers and/or doors are difficult to open without them. Recommend installing handles and/or pulls as necessary.
58 - Hot water was shut off to the kitchen faucet. Evaluate and repair as necessary.
61 - This kitchen is in an excellent condition, displaying all equipments and components at their best state. There are no differed maintenance issues or other concerns in this kitchen, except as noted in this report.

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Bathrooms
62 - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
63 - One or more toilets are loose or is not firmly attached to the ground. Remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored and fully adhered to the floor to prevent movement and leaking.
64 - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
65 - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
66 - Seal around all penetrations into the wall system.
67 - Bathrooms in this buildings are all in a good overall condition displaying proper plumbing connections, adequate ventilation, and necessary electrical components such as GFI outlets close to the sink. There are no signs of deferred maintenance, excessive moisture, or other related issues of concern, except as noted in this report.

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Interior rooms
69 - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
70 - Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Examples of appliances that require grounded receptacles include:

• Computer hardware
• Refrigerators
• Freezers
• Air conditioners
• Clothes washers
• Clothes dryers
• Dishwashers
• Kitchen food waste disposers
• Information technology equipment
• Sump pumps
• Electrical aquarium equipment
• Hand-held motor-operated tools
• Stationary and fixed motor-operated tools
• Light industrial motor-operated tools
• Hedge clippers
• Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client(s)' needs and standard building practices.
71 - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
72 - Carbon Monoxide detectors is required in all houses (1 – 4 units) if they have any of the following:
- Any gas appliances such as a gas stove, gas furnace, gas fireplace, gas water heater, etc.
- A fireplace (even if it only burns wood, pellets, or any other material).
- An attached garage (even if there are no gas appliances in the house!). Cars continue to emit CO even after they are shut off.
- ANY rental dwelling that meets the criteria listed above.

As of January 1, 2013, ALL multi-family dwellings including multi-family dwellings that meet the criteria listed above will be required to have Carbon Monoxide detectors.

The International Association of Fire Chiefs recommend a carbon monoxide detector on every floor of your home, including the basement. A detector should be located within 10 feet of each bedroom door and there should be one near or over any attached garage. Each detector should be replaced every five to six years.

Proper placement of a carbon monoxide (CO) detector is important. If you are installing only one carbon monoxide detector, the Consumer Product Safety Commission (CPSC) recommends it be located near the sleeping area, where it can wake you if you are asleep. Additional detectors on every level and in every bedroom of a home provides extra protection against carbon monoxide poisoning.

Homeowners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.
74 - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
75 - One or more doors will not latch when closed. Repairs should be made such as aligning strike plates with latch bolts and/or replacing locksets to have doors latch properly when closed.
77 - Interior spaces in this building are in an overall good condition with no signs of deferred maintenance or other areas of concern, except as noted in this report.