Summary

Client(s):	LA
Property address:	Long Beach CA 90802
Inspection date:	Friday, September 23, 2016

This report published on Friday, June 29, 2018 6:52:34 PM PDT

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
	Minor Defect	Correction likely involves only a minor expense
	Evaluate	Recommend evaluation by a specialist
	Serviceable	Item or component is in serviceable condition
	Comment	For your information

2 - The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "2 year roof certificate."

Clients should consult with the HOA about maintenance and future repairs of the roof.

4 - No "photo eye" sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install "photo eye" sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html

5 - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors required excessive force. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html

6 - Substandard wiring and connections was found in the garage . For example, exposed wiring, loose wiring, unterminated wires, exposed splices, missing cover plates and/or extension or lamp cord used as permanent wiring . This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

One or more automatic door openers were inoperable . Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

8 - Smoke alarms were missing on living room and/or in the attached garage. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html


Smoke detectors and CO detectors were in good working condition.

9 - At the time of the inspection, electric system was in serviceable working condition. Lights and switches worked properly.

Doorbell was inoperable or damaged at the main entrance. The client wish to have one installed for convenience sake.

12 - The furnace heating system was not fully evaluated because the gas supply was off and/or pilot light was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

13 - The primary heating system for this home was powered by electricity, and the electric service to the home appeared to be rated at less than 200 amps. A 200 amp service is typically installed to provide adequate power for all-electric heat. Recommend consulting with a qualified electrician about upgrading the electric service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

14 - One or more electric receptacles (outlets) at the kitchen, bathroom(s) , garage exterior 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)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)
For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf

15 - The cooktop exhaust fan was inoperable, noisy or vibrated and/or excessively slow . Recommend that a qualified person repair or replace as necessary.

17 - The exhaust fan was inoperable, noisy or vibrated or excessively weak or slow . Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary

18 - One or more cabinets, drawers and/or cabinet doors were deteriorated and/or did not opened /closed properly/ Recommend that a qualified person repair or replace as necessary.

20 - Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

21 - One or more ceiling fans wobbled excessively during operation. This is a potential safety hazard and may be caused by loose fasteners, blades, rod-fan body junction, the fan itself being loose, or bent, misaligned or unbalanced blades. Recommend that a qualified person repair as necessary. For more information, visit:
http://www.google.com/search?q=unbalanced+ceiling+fan

22 - Doorbell was inoperable or damaged at the main entrance. The client wish to have one installed for convenience sake.

23 - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.