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Attachment 3Home Inspection Report Inspection Address: 200 Prospect Avenue - Stone House, Los Gatos Inspection Date: January 31, 2011 Prepared For: Sisters Of The Holy Names Of Jesus And Mary (SNJM) Prepared By: Insight Home Services 792 Marilyn Drive Campbell, CA 95008 408- 871 -9909 408 -871 -9939 Fax Report Number: 390312 -02 Inspector: Carl Henley ATTACHMENT 3 200 Prospect Avenue - Stone House, Los Gatos, CA Page 2 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Table of Contents Inspection Overview 6 Structural System 11 Building Exterior and Site 18 Roof System 24 Plumbing System 26 Water Heater 29 Electrical System 33 Heating System 41 Interior Components 44 Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 3 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Advisory Summary IMPORTANT: The Advisory Summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. The entire Inspection Report, including the Inspection Agreement must be carefully read to fully assess the findings of the inspection. This list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified by consulting an attorney or real estate agent. It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entire system for additional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the close of escrow. Please call our office for any clarifications or further questions. Here is a list of major defects that need further evaluation or repair by appropriately licensed vendors. Structural System OBSERVATIONS AND RECOMMENDATIONS Masonry Foundation 1. From our limited observations the masonry foundation walls were determined to be unreinforced. This antiquated system was not designed to withstand seismic forces. The existing installation has withstood seismic events to date, but serious consideration should be given to upgrading or the total replacement of the masonry foundation. 2. Loose and missing brick units were observed in the masonry foundation. These units should be replaced to provide support to the building. Support Posts 3. The bottoms of many posts, including the supports at the exterior bearing walls, were supported at or below the grade of the crawl space soil, i.e., were buried in the dirt. This condition will accelerate deterioration. Action should be taken to insure that a 6 -inch clearance is maintained between all wood or metal and the surrounding soil. Beams, and Girders 4. A number of beams and support girders were resting directly on soil. This is considered a substandard installation practice by modern standards, and is conducive to wood destroying pest infestation. Consultation with a qualified licensed engineer is strongly recommended to determine the necessary modifications required to adequately support the dwelling to current acceptable building standards. Seismic Considerations 5. No anchor bolts were visible during this inspection, leading to the conclusion that too few existed, if any at all. The sill plates should be anchored or strapped with universal brackets at regular intervals to the foundation, in accordance with present standards. 6. The cripple walls on the left side were leaning. A structural engineer should be retained to make all necessary repairs. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 4 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) General Comments About The Crawl Space 7. The conditions noted are considered significant and may affect the performance of the foundation and/or the support system of this dwelling. There may be other underbuilding crawl space conditions discussed in other sections of this report. An Engineer and/or a licensed General Contractor should be retained to evaluate the dwelling and determine what corrected measures may be necessary. 8. Most of the foundation was inaccessible for inspection. We recommend a qualified, licensed contractor and/or structural engineer be retained to fully evaluate the foundation and make all necessary repairs. Wall Framing 9. The wall framing was "racked ", or obviously leaning. This condition appears to have resulted from settling and/or structural movement and has existed for some time. A qualified, licensed structural engineer should be retained to make all necessary repairs. Rafters 10. Significant "dishing" was evident in the roof at the left side. The rafters, which are the members that support the roof sheathing, were possibly over spanned by today's standards, but, in this case, the existing sag had achieved a "set ", and no other adverse conditions were noted. We suggest consultation with a licensed General Contractor to see what action, if any, should be taken. Summary Comments on the Structure 11. For further information regarding the conditions noted in this report, we recommend retaining a qualified engineer for evaluation of the internal stability of the foundations and soils beneath them, and for analysis and prediction of future performance. Building Exterior and Site OBSERVATIONS & RECOMMENDATIONS Downspouts 12. A downspout at the left side was not properly extended. This condition will allow roof water to pool near the foundation, often leading to excess moisture around the foundation or in the basement and/or the underbuilding crawl space. The discharge from this downspout should be routed sufficiently away from the structure (usually at least 6 to 10) to prevent puddling, pooling, and saturation of the soil around the building. Water Heater OBSERVATIONS & RECOMMENDATIONS Temperature and Pressure Relief Valve 13. The installation of the temperature and pressure relief valve for the water heater did not include a discharge pipe. A discharge pipe, conforming to the relief valve manufacturers specifications and local requirements, should be installed so as to exit at an approved location. Seismic Restraint For The Water Heater Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 5 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) 14. The seismic restraint for the water heater tank was improperly installed and had no blocking. It should be upgraded to meet current industry standards for real estate sales so as to adequately secure the tank. A proper upgrade should help limit damage and provide a source of usable domestic water in the event of a major earthquake. Electrical System OBSERVATIONS & RECOMMENDATIONS Service Grounding 15. The electrical system was not properly grounded according to current standards. This has been determined to be a potential safety hazard. The system should be properly grounded in conformance with current local requirements and with standard trade practices. Branch Circuitry 16. Lampcord wiring was in use to permanently provide additional receptacles in the crawl space. This type of wiring is intended for temporary installation, is easy to overload and/or damage and is a hazard to personal safety. We recommend removal of all permanently installed lampcord wiring and replacement with appropriate wiring, installed in accord with standard trade practices and certified to be safe and dependable. 17. Open air or "running" splices, or connections made outside of a junction box, were observed in several areas in the crawl space. Open air, or "running" splices should be taken apart and enclosed within standard junction boxes by a qualified, licensed electrician to reduce any risk to personal safety. 18. The insulation for a wire in the crawl space was missing. A qualified, licensed electrician should be retained to replace this wire. Electrical Wiring on the Exterior 19. Exposed wiring was observed on the exterior at the front and left sides. Even if insulated, all exposed wiring should be encased in a conduit or otherwise protected to reduce the potential for abrasion, stretching or other damage. Improperly installed wiring should be removed and replaced with new wiring installed in conformance with standard trade practices by a qualified, licensed electrician. Interior Components OBSERVATIONS & RECOMMENDATIONS Carbon Monoxide Detectors 20. This dwelling was not equipped with carbon monoxide detectors. Carbon monoxide detectors are reliable, inexpensive, and are recommended by all public safety administrations. Because of the installation of gas burning appliances within the living are of the dwelling, we highly recommend the installation of these life saving devices. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 6 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Weather Conditions: Temperature Range: Orientation of the Dwelling: Age of the Dwelling: Persons Present: Inspection Overview • Clear Sky. • 55 -65 Degrees F. • Viewed by looking at the front door and the front door faced south. • Undetermined. • No one attended the inspection. ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE INSPECTION Location or Direction Conventions Used In This Report Over the years, we have found that our clients appreciate information on the location of thermostats, furnace filters, electrical panels, ground fault circuit interrupt devices, and the main water, electricity and gas shutoffs, especially if they are normally hidden or hard to get to. Specifying these critical locations becomes even more valuable for those of our clients who are not able to accompany the inspector on the inspection. Not only does this information aid you in operating and maintaining your home, but the abundance of information contained in our Report is reassurance that your inspector did, in fact, crawl into all those nasty places and examine all those "nitty- gritty" details. Here is how we are going to call out locations and directions in your report: On the exterior, we have established a reference by noting the approximate compass direction in which the exterior of the front (main entrance) door faces when it is closed. If we say the dwelling (front door) faces north, then all directions on the exterior of the dwelling will be reckoned from that reference direction. So when we refer to the "west side of the dwelling ", we mean the side of the dwelling that faces west. On the other hand, if we refer to the "right" or "left side" of the house, we are assigning direction as we would if we were standing at the street and were looking towards the front door. For features inside the home, they will be located by imagining that you are standing in the doorway of the main entrance looking towards the center of the house. Then locations will be described as "left" or "right", and "front' or "rear ". (For example, "the left rear corner of the right front bedroom "). The floors or levels are referenced from the level upon which we enter from the front (main) entrance. The level that you walk in on will be called the "Main Level". If there is a basement, that is usually the level below the Main Level, and the floor above would be called the "Second Floor" or "Upper Level". Definition of Terms When any item in this Report is noted as being in "Acceptable" or "Satisfactory" condition, the meaning Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 7 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) is that it should give generally adequate service within the limits of its age - and any defects, deficiencies or potential problems noted during the inspection. IMPORTANT INFORMATION REGARDING THIS INSPECTION Scope of this Inspection We Evaluate for Function, Operability and Condition The purpose of a home inspection is to evaluate the home for function, operability and condition of systems and components. Its purpose is not to list or attempt to address cosmetic flaws. It is assumed that the client will be the final judge of aesthetic issues and not the home inspector, as the inspector's tastes and values will always be different from those of the client. Not Inspecting for Building Code Violations The presence or extent of building code violations was not the subject of this inspection, nor was it included in the report. No warranty is offered on the legal use, or uses of the building or property. Information with regard to these issues may be available from the appropriate building and/or zoning agency. Items Not Covered in a Standard Home Inspection Examination or evaluation of locked or inaccessible areas, HVAC, Elevator; Landscape Irrigation, Smoke Detection, Fire Suppression, Security, Communication, Computer, Satellite Receiving, and Emergency Lighting systems, Appliances, Tenant Improvements, Energy Efficiency, and any related Equipment, or the anticipated use of the property are not included in the scope of this Building Inspection and Report. Client's Responsibilities When the Client is Not Present at the Inspection None of the parties to the transaction were present at this inspection. After reviewing the inspection report, it is the Client's responsibility to contact the inspector to discuss the inspector's findings and clear up any questions that may have arisen. In the absence of this post- inspection conversation, neither the inspector nor the inspection company will be responsible for any misinterpretation of the findings noted in the inspection report. Furnishings and Storage Limited Our Access The presence of furnishings, personal items and decorations necessarily limited our view, and thus, the scope of the inspection. For instance, the placement of furniture prevented access to every electrical receptacle. We recommend that the purchaser conduct a thorough pre - closing walkthrough inspection immediately before the close of escrow at which time the dwelling will, hopefully, be empty. Instructions and a checklist for conducting this pre - closing walkthrough have been supplied with this Report. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 8 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Other Considerations Important Information May be Found in the Public Records important information about this property may be a matter of public record. However, search of public records is not within the scope of a home inspection. We recommend review of all appropriate public records by the buyer, or a representative of the buyer, should this information be desired. A Home Inspection, Not a Pest Inspection Any observations, which the inspector might make in this report regarding evidence of pests or wood destroying organisms, are not a substitute for inspection by a licensed pest control operator or exterminator. Your inspector may only report on a portion of the currently visible conditions and cannot render an opinion regarding their cause or remediation. We Suggest Review of a Recent Pest Control Inspection Report We recommend review of a current Pest Control Report for further information concerning pest activity or wood destroying organisms on this property. If such a report is not available, we recommend arranging for a pest control inspection, before close of escrow, to confirm the presence and extent of pest or wood destroying organism activity. Maintain Drainage to Minimize Soil Movement Movement caused by expansion and contraction of the soils under and around the dwelling could cause exterior and interior cracking, sticking doors, and other undesirable, yet avoidable, conditions. Maintaining proper grading and adequate drainage around and from the foundation is the best and most cost - effective way to minimize this movement. If desired, more information about expansive soils could be obtained from the municipal engineering department, or a private soils engineer. An Explanation of Expansive Soils Soils in this area may be "expansive ", in that they may tend to expand and contract with variations in moisture content. Because this expansion and contraction may result in movement in certain important elements of the structure, we strongly recommend regular attention to drainage and grading around the entire foundation. The Use of Photographs In some instances, we may use photographs as a means to help convey your findings. Photographs are not intended to accentuate those findings or to diminish the importance of those findings not photographed. Not all conditions are photographed. Ask The Owner or Occupant About the History of the Nearby Watercourse Comments or observations on the nearby watercourse are not within the scope of a home inspection. The owner or occupant of the home may have information regarding the volume of water present in the watercourse at different times and if flooding or erosion has occurred in the past. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and forma part of this Inspection Report. Copyright @2009, Home Team Advantage, LLC. Al Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 9 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Environmental Topics Can be Found in California Guide For additional information concerning environmental topics, we suggest obtaining a copy of the State of California publication, 'Environmental Hazards: Guide for Homeowners and Buyers ", available from your real estate professional. Important Information Concerning Mold and Mildew We hope that the following facts and considerations regarding mold and mildew, the scope of this home inspection and your family's health, will aid in your understanding of this important and timely topic: • Mold spores are present in the outside air everywhere, even in the driest of the so- called desert climates. Thus, every home contains mold bath inside and on all surfaces. But the mold will remain dormant until the right conditions of moisture and food become present. Accurately identifying those conditions often takes specialized skill and experience. • Mold generates a number of mold byproducts. Particles include the mold organism, spores and fragments. Chemical byproducts include enzymes, mycotoxins and gasses. Many of these byproducts can affect susceptible people in a variety of ways, and from a health point of view it often makes no difference if the mold is dead or alive. • Mold spores are present on the surfaces and in the cracks and pores of building materials as they are incorporated into new construction, no matter where in the world a new home is being built. While it is true that molds usually do not propagate if removed from a source of moisture, nevertheless they can remain in a dormant state for years waiting for the right conditions to spring into life and fill the atmosphere both inside and outside of a building with their progeny. • Some molds give off toxic gases as an offensive "weapon ". These toxic gases aid them in killing competing molds and expanding their "territory". These same gases can be dangerous to humans as well. • Human reaction to, and the possible effects of, exposure to specific molds and other fungi can vary widely, even between members of the same family exposed to the same conditions. • Many experts consider all molds to be potential allergens and irritants, including some toxins. Heath concerns from exposure to mold in humans varies with each individual and can range from simple allergy symptoms to asthma, watery eyes, sneezing, wheezing, difficulty breathing, sinus congestion, blurry vision, sore throat, dry cough, aches and pains, fever, skin irritation, bleeding of the lungs, headaches, and memory loss. • Searching for environmental hazards of any kind, including molds and/or mildew is not a part of this home inspection, or any standard home inspection and report. (See your Property Inspection Contract) • Many times, mold infestations occur inside wall cavities or in an underbuilding space or attic where they cannot be seen without the destructive disassembly of the building, an activity specifically prohibited by all nationally recognized Standards of Practice governing the Home Inspection profession. Remember, also, that you as the Client would be financially responsible for the repair of any damage resulting from any invasive methods used to find hidden mold growth in a building that you do not yet own! Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 10 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Unfortunately, there have been many documented cases of significant and harmful mold growths that were totally concealed and which left absolutely no outwardly visible symptoms of their presence. During your inspection, if we did come across conditions that, in our opinion, could cause or suggest the presence of these organisms, we have made every effort to note them in the report. No matter whether or not we have mentioned any visible evidence or even suspicious symptoms in your report, and whether or not you or any member of your family have been known to have ever had an adverse reaction to possible mold exposure, or if you are concerned at all about these organisms being present in this home, we strongly recommend that you engage the services of a qualified expert that specializes in the identification of these organisms and follow their recommendations. Hillside Considerations This dwelling has been constructed on, or adjacent to, a hillside. An opinion on soil stability and potential movement may be available from a qualified soil or geotechnical engineer who is familiar with conditions in this area. A qualified specialist should be consulted, if specific information on the characteristics and performance of this particular hillside is desired. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 11 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Foundation Type: Foundation Material: Exterior Wall System: Interior Bearing Walls: Floor System: Roof Structure: Roof Sheathing: Crawl Space Access: Attic Access: Structural System • Perimeter wall with interior posts. • A combination of poured in place concrete, and brick or block masonry. • Conventionally frame wood stud. • Conventionally framed wood partitions. • Wood plank over wood joists. • Conventionally framed joist and rafter (front portion), Not visible - not determined (rear portion) • Plywood nailed across the rafters (front portion), Not visible - not determined (rear portion) • From an access hatch in the wall at the left side of the exterior. • The front attic area was accessed through an outside wall located above the roofline at the rear. •7 ���i9_ r1I7 :6���177Xd•7t'dbT�:l�T_�t[d�b9 Concrete Foundation From observations made during this inspection we could not conclude if the foundation was reinforced. Further more exhaustive measure would be required to determine the actual composition of the concrete foundation structure. If the concrete foundation was determined as unreinforced it would otherwise be considered substandard by today's requirements. Masonry Foundation From our limited observations the masonry foundation walls were determined to be unreinforced. This antiquated system was not designed to withstand seismic forces. The existing installation has withstood seismic events to date, but serious consideration should be given to upgrading or the total replacement of the masonry foundation. Loose and missing brick units were observed in the masonry foundation. These units should be replaced to provide support to the building. Support Posts The support posts had generally performed adequately over time. However, minor conditions were observed which deserve attention, as noted below. The bottoms of many posts, including the supports at the exterior bearing walls, were supported at or below the grade of the crawl space soil, i.e., were buried in the dirt. This condition will accelerate deterioration. Action should be taken to insure that a 6 -inch clearance is maintained between all wood or metal and the surrounding soil. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 12 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Mudsill /Sill Plate The mudsill was not visible and, therefore, was not inspected. Beams, and Girders Where visible, the support beams or girders were performing as intended and were in satisfactory condition. Where visible, the support beams or girders were in satisfactory condition. However, minor conditions were observed which deserve attention, as noted below. A number of beams and support girders were resting directly on soil. This is considered a substandard installation practice by modern standards, and is conducive to wood destroying pest infestation. Consultation with a qualified licensed engineer is strongly recommended to determine the necessary modifications required to adequately support the dwelling to current acceptable building standards. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 13 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Subflooring A considerable portion of the sub flooring was not visible and could not be visually inspected. Those areas that were visible, were in acceptable condition, considering the age of the dwelling. Seismic Considerations Anchor bolts are fasteners that connect the wood framing to the foundation. They limit the ability of the framing to move independently on the foundation in the event of seismic activity. No anchor bolts were visible during this inspection, leading to the conclusion that too few existed, if any at all. The sill plates should be anchored or strapped with universal brackets at regular intervals to the foundation, in accordance with present standards. Cripple walls (usually walls shorter than room height, < 8 feet) built of 2x4 studs set on continuous concrete footings provided center bearing support for the interior ends of the floor joists in the multiple span floor system under this dwelling. The cripple walls on the left side were leaning. A structural engineer should be retained to make all necessary repairs. Crawl Space Moisture The majority of the soil in the crawl space was dry at the time of this inspection, and no adverse conditions or damage related to excessive moisture was observed. The soil in the left rear portion of the crawl space was damp at the time of this inspection, but no adverse conditions or damage resulting from moisture in the soil were observed. Crawl Space Ventilation Ventilation of the crawl space was adequate, with exceptions noted. One of the crawl space vent screens at the left rear side was torn. The screen should be replaced with 1/8" x 1/8" hardware cloth to help prevent the entry of rodents and other pests. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC, All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 14 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) General Comments About The Crawl Space The left half of the crawl space was entered for a closer examination. The entire right half of the crawl space had insufficient clearance for physical movement and was considered inaccessible. A limited visual inspection was performed from the entrance opening and various vents. As an upgrade, excavation for improved physical access might be considered. Conditions were observed in the underbuilding crawl space indicating evidence of rodent activity. The first step in eliminating rodents from the house is to seal all possible openings. Careful work sealing cracks, gaps and openings with caulking, wire mesh, wood trim and steel wool will be necessary to prevent future rodent entry. If the problem persists, we recommend obtaining the advice and services of a qualified, licensed Pest Control Operator. Cellulose - wood, cardboard and/or paper - debris, was present in the underbuilding crawl space. This debris provides attractive food for wood destroying pests who, after "warming up" on the debris, can then "graduate" to feeding on elements of the structure itself. We recommend removal of all of this debris and the future practice of good housekeeping standards, even in this infrequently visited, out -of -the -way area. The conditions noted are considered significant and may affect the performance of the foundation and /or the support system of this dwelling. There may be other underbuilding crawl space conditions discussed in other sections of this report. An Engineer and /or a licensed General Contractor should be retained to evaluate the dwelling and determine what corrected measures may be necessary. Most of the foundation was inaccessible for inspection. We recommend a qualified, licensed contractor and /or structural engineer be retained to fully evaluate the foundation and make all necessary repairs. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and forma part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 15 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Wall Framing Where wall framing was visible, all elements were functioning as intended and in acceptable condition, with exceptions noted. The wall framing was "racked ", or obviously leaning. This condition appears to have resulted from settling and /or structural movement and has existed for some time. A qualified, licensed structural engineer should be retained to make all necessary repairs. Ceiling Joists The visible ceiling joists, which are the structural members which support the finished ceiling and often serve as an important component of the roof structure, were generally properly installed and in acceptable condition. Rafters The roof structure was constructed in a manner typical of houses of this type and age. Where visible, the rafters, which are the members that support the roof sheathing, were generally in acceptable condition and had performed adequately since their installation, with exceptions noted. A slight sag was evident in the roof at the front. The rafters, which are the members that support the roof sheathing, were over spanned by today's standards, but, in this case, the existing sag had achieved a "set ", and no other adverse conditions were noted. In our opinion, no action was indicated. Significant "dishing" was evident in the roof at the left side. The rafters, which are the members that support the roof sheathing, were possibly over spanned by today's standards, but, in this case, the existing sag had achieved a "set ", and no other adverse conditions were noted. We suggest consultation with a licensed, General Contractor to see what action, if any, should be taken. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 16 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Collar Ties Collar ties, which are structural members connecting opposing rafters in a pair and are significant elements of the roof system, were not installed. Adding collar ties would be beneficial and would be considered an upgrade. Roof Sheathing The roof sheathing, where visible, was in acceptable condition. Attic Access Entry Information Because of limited clearances and the potential for damage to insulation and ceiling finishes below caused by walking in the attic, our inspection of the attic space was performed from the access opening only. Pest Control in the Attic Conditions were observed in the attic indicating evidence of rodent activity. The first step in eliminating rodents from the house is to seal all possible openings. Careful work sealing cracks, gaps and openings with caulking, wire mesh, wood trim and steel wool will be necessary to prevent future rodent entry. After these corrections are made, monitoring future activity can be made easier by having an insulation contractor replace and level the insulation which was compressed by rodent activity. If the problem persists, we recommend obtaining the advice and services of a qualified, licensed Pest Control Operator. Attic Ventilation The front half of the attic was ventilated, but minimally. Adequate attic ventilation is particularly important in a well - insulated attic or where additional attic insulation will be installed. The installation of additional ventilation is recommended, if additional insulation should be installed. The rear half of the attic was inadequately vented. The temperature in an attic space can rise to a very high level on a hot day, sometimes causing discomfort in the living area and always potentially damaging elements of the roof structure and the roof surface through overheating. A qualified, licensed General Contractor should be retained to evaluate the present status of attic ventilation and make necessary and appropriate improvements. Attic ventilation is extremely important to the general "health" of a dwelling and can be provided by eave /soffit, gable or ridge vents. Thermostatically controlled fans and wind driven turbines are sometimes used to augment passive ventilation. While no absolute formula exists for determining attic ventilation requirements under all circumstances, experts generally agree that attic ventilation should remove excess heat and moisture from an attic space. This should be accomplished without the need of any moving elements, such as fans or turbines and should be roughly equivalent to 1.5 square inches of free vent area (about half the area of screened or louvered vents) for every square foot of attic floor. Total ventilation should be divided almost equally between gable or ridge vents and soffit or eave vents. Screening in vents should be 1/8" x 1/8" hardware cloth, rather than window screening. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and Its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 17 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Summary Comments on the Structure Most of the time, many, if not all, structural components are inaccessible. Thus, our evaluation is based only on our observations of symptoms of movement, damage, and deterioration. If there are no visible symptoms, conditions requiring repair may go undetected. We make no comment on the internal conditions of soils, foundations and framing, except as reflected in their performance. For further information regarding the conditions noted in this report, we recommend retaining a qualified engineer for evaluation of the internal stability of the foundations and soils beneath them, and for analysis and prediction of future performance. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 18 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Building Exterior and Site DESCRIPTIVE INFORMATION Lot Topography Site Gradient Patio Surface Retaining Wall Materials Exterior Cladding Exterior Window Material • Hillside. • Steeply from right to left. • Concrete. • Loose stone mortared into place. • Wood shingles, stone veneer. • Painted or stained wood frame. OBSERVATIONS & RECOMMENDATIONS Grading and Drainage The grading of the lot adequately drained surface water and roof runoff away from the dwelling and off the property, with exceptions noted. Several windows were located at or below the surrounding grade on the left side. This condition has exposed the windows and their frames to the deteriorating effects of soil contact, accumulated debris and moisture. All soil and debris should be cleared from contact with the windows and their frames. If deterioration has taken place, the affected surfaces should be cleaned, properly prepared and refinished with an appropriate protective coating. Grading sloped toward the foundation at the left side. This condition promotes water accumulation at the building, which could result in deterioration of the foundation and water penetration into the basement or crawl space. We suggest minor adjustment of the exterior grade by removal of topsoil and /or vegetation to prevent water from accumulating and being held near the building. Installation of shallow ditches, or swales filled with gravel or crushed rock might be appropriate to drain water away from the building. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 19 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Patio The patio evidenced fine cracks and slight settlement, typical of this type of installation, but was otherwise in acceptable condition. Patio Covering The patio cover was in acceptable condition. Exterior Patio Railings The patio railings were installed where appropriate by current standards and were in acceptable condition. Retaining Walls Retaining walls are structures designed to retain, or hold, earth to form a sudden change in elevation Structural retaining walls maintain a grade separation that supports an important property improvement, such as a home or other building. Decorative retaining walls are usually landscaping elements which simply maintain a change in elevation away from any property improvements. Small, but noticeable, cracks were observed in the decorative, detached retaining walls. They should be monitored regularly for change, or new movement. If evidence of significant change or any movement is discovered, we recommend the advice and services of a design professional such as a civil engineer. Shingle Siding The wood shingle siding was generally in acceptable condition, with exceptions noted. A number of shingles on the exterior of the dwelling were missing, cracked and loose. This condition can result in water penetration and damage to underlying framing and other building elements. Missing or deteriorated shingles should be replaced to restore the integrity of the siding and protect underlying building elements from water damage, particularly where the water - resistant membrane under the shingles is exposed. Badly cracked shingles should be replaced. Masonry Walls The masonry walls were solid and a structural element of the building. Where they were visible, the walls were in acceptable condition, with exceptions noted. Large cracks were observed in the masonry walls in several locations around the building. For a better appearance and to help prevent further deterioration, cracks should be repaired using techniques that are standard in the masonry trade. The masonry walls were a veneer over conventional wood frame construction. The masonry was not a structural element of the building. Masonry veneer is often used for its architectural and aesthetic appeal as well as its durability and low maintenance requirements. Stone veneer extended over the foundations below the finished grade. This configuration was accepted practice when installed, but has proved to promote infestation by wood destroying organisms. We recommend periodic inspections for wood destroying organisms. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 20 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Exterior Trim The exterior trim was generally in acceptable condition, with exceptions noted. Some of the joints in the exterior trim around the dwelling were open. We recommend tightening joints, caulking and sealing to help prevent moisture penetration at these points and damage to the trim and internal building components. Sections of the exterior trim were missing. For improved appearance and maximum protection of the exterior joints and edges, all missing exterior trim should be replaced with new trim installed in conformance with standard trade practices. Eaves and Soffits The eaves or overhangs are comprised of those portions of the roof that extend beyond the exterior walls. The eaves protect the siding, windows and doors from the deteriorating effects of direct rain. The eaves and overhangs were generally in acceptable condition, with exceptions noted. The eaves at the roofline near the walkway were embedded into the soil of the hillside at the left side. This was a condition conducive to infestation by wood destroying organisms and damage to wooden building elements. We recommend elimination of all earth/wood contact to reduce the potential for wood destroying organism infestation and damage. A clearance of six inches or more is suggested between wooden building elements and the soil. Any damaged material discovered in the course of this work should be removed and replaced. A number of wood posts or corner columns on the left side were deteriorated in several locations, showing evidence commonly associated with pest infestation. We recommend that the damaged parts be replaced. Advice regarding possible pest infestation should be obtained from a licensed pest control operator. Exterior Doors The exterior doors were generally in acceptable condition, with exceptions noted. Loose joints were observed on the balcony door. All joints should be properly tightened and caulked to prevent water penetration and possible damage. The front door rubbed its frame, and /or dragged on its threshold, a condition that interfered with its operation. We recommend re- alignment of the door and frame in a "tune up" performed by a carpenter skilled in trim work to restore the proper operation of the door. Cutting the door to conform to the distorted shape of the frame is not suggested. The frame for the front door was noticeably damaged. A qualified finish carpenter should repair all damage to this door frame. Several doors swing open and /or closed on their own. This is due to the door hinges being out of vertical plumb. To properly correct this problem requires that each door and its frame be loosened or removed and realigned. A simpler solution, though only temporary, is to remove one of the hinge pins, Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 21 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) bend it slightly, and reinstall it to create a drag on the hinge. Eventually though, the hinge or pin will need to be rebent or replaced due to wear. Exterior Windows The exterior aspects of the windows were in acceptable condition with exceptions noted. Loose joints were observed for several windows. All joints should be properly tightened and caulked to prevent water penetration and possible damage. Weather - stripping had not been installed around the windows. We recommend weather - stripping be installed for this brand and style of window installed in strict conformance with the manufacturers instructions. Glass & Glazing Because it is harder to break and less likely to cause injury if broken, safety glass is now required in certain specified locations. These include, but are not limited to, all door glass, and fixed and operable glass adjacent to doors and stair landings; enclosures for showers, hot tubs, saunas, steam rooms, and bathtubs; most large windows, and windows near doors and floors. Generally speaking, all safety glass should be labeled using either an etching or ceramic- blasting method to produce a permanent emblem in the surface of the glass that must remain visible after it has been installed. During our inspection, we will look for the emblem as evidence that the glass is, indeed, safety glass. However, industry standards do allow for installation of safety glass that does not display the specified emblem, under certain circumstances. Nevertheless, our policy is to hold to the conservative view that, if no emblem can be found that confirms that a light of glass is, in fact, safety glass, then we will NOT assume that it is. Finally, experts on the subject of safety glazing advise that the only conclusive way to determine once and for all that a specific piece of glass is safety glass is to break it. Clearly, destructive testing is well outside the scope of nationally recognized standards for a home inspection. Safety glass was not found in currently recommended locations. This building may have been constructed before this feature was required. Upgrading is not required but should be considered for safety glass in the more vulnerable locations. We noted cracked glass in a considerable number of windows. A qualified glazier (glass installer) should replace all cracked glass. Porch The surface and supporting structure of the front porch was in acceptable condition. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 22 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Balcony The balcony was properly constructed and generally in acceptable condition, with no need for significant maintenance or repair at this time. Exterior Balcony Railings The balcony railings were installed where appropriate by current standards and were in acceptable condition. Paint and Stain The exterior finishes were generally in acceptable condition, with exceptions noted. Portions of the finish on the exterior in several locations around the dwelling were failing, exposing the underlying surfaces to damage. To improve appearance and maximize the effective life of the surfaces, the most weathered elements of the exterior should be repainted, or re- stained soon, after being carefully prepared in conformance with the paint /stain manufacturers instructions. Downspouts The downspouts were properly installed and in acceptable condition. The downspouts were properly installed and in acceptable condition, with exceptions noted. Splash blocks were not at the base of every downspout to direct water away from the foundation. In order to keep roof water from accumulating at the foundation, it is essential that a splash block be installed at the base of every downspout. A downspout at the left side was not properly extended. This condition will allow roof water to pool near the foundation, often leading to excess moisture around the foundation or in the basement and /or the underbuilding crawl space. The discharge from this downspout should be routed sufficiently away from the structure (usually at least 6 to 10) to prevent puddling, pooling, and saturation of the soil around the building. D .,Pmd ft nsio. W ~ Y V.0 '. �MZ %. -':J Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 23 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) General Comments about the Exterior All gaps in the cladding should be sealed or plugged in the course of routine property maintenance to prevent water penetration and the entrance of insects and small animals or birds. If caulking is needed for maintenance, or in preparation for the next paint job, a high quality urethane -base sealant is recommended, rather than latex, butyl, oil based, silicone or "architectural grade" sealants. Exterior features were generally in acceptable condition. The few exceptions have been commented upon in this section and elsewhere in this report. Regular maintenance will extend the service life of this important "weather shell'. Isolated areas where evidence commonly associated with wood destroying organism activity were observed. We recommend review of a current pest control operators report, if available, to determine what action might be appropriate. If no current report is available, a report should be ordered from a qualified, licensed pest control operator. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 24 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Roof Coverage Area Roof Covering Material Number of Layers Estimated Age of Covering Roof Drainage System Method of Inspection Roof System • The entire dwelling. • Asphalt- Composition shingles. • Not determined. • Unknown. Could not be determined • Gutters and downspouts. • Inspected from the ground. OBSERVATIONS & RECOMMENDATIONS Chimney Evidence suggesting a previously installed, although since abandoned and partially dismantled, chimney was observed. No comments are provided for the condition of a chimney, if any is actually present. Plumbing Vents The plumbing vents, where visible, were in acceptable condition. Gas /Oil Appliance Flues The gas flues, where visible, were in acceptable condition. Gutters All gutter systems should be monitored on a regular basis and be cleaned out whenever debris has accumulated. Regular and conscientious cleaning will prevent clogging of the downspouts and potentially damaging overflow. Roof runoff water was collected and channeled to the downspouts by a metal gutter system that was attached to the fascia boards on the ends of the rafters, along the edge of the roof. The gutters were properly installed and in acceptable condition, with exceptions noted. Attention to the items noted, together with routine maintenance, will keep them functional and maximize their useful life. The gutters were obstructed by accumulated debris. All of the debris should be removed immediately to ensure proper drainage, and then the gutters should be kept clear to reduce the potential for back ups and subsequent water penetration of the dwelling, which could result in damage to exterior and interior building elements and finishes. The condition of the gutters can be better evaluated after the debris has been removed. The gutters were covered with a mesh designed to help prevent accumulation of debris. These screens do keep off the larger leaves but tend to make cleaning (still necessary) more difficult. Keeping or removing the screens is the owners choice. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 25 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) General Commentary on the Roof Our comments do not constitute a warranty that the roof is free of leaks, or will remain free of leaks. Examination of, and reporting on, the condition of the roof covering was not included in this home inspection, because we were notified that the roof had been, or would be, inspected by a qualified specialist. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 26 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Domestic Water Source Main Water Shutoff Location Main Supply Line Material Supply Piping Material Water Pressure Waste Disposal D, W, V Pipe Material Gas Shut Off Location Plumbing System • Municipal or Community supply. • On the exterior on the left side. • Galvanized steel, where visible. • Galvanized steel, where visible. • At the mid -range to high -range of normal. • Unknown - not determined. • ABS Plastic, where visible, Cast iron, where visible. • On the exterior on the left side. 1011.14 _T17C•I:b��:TXe% a u •7.F� Main Water Supply Piping No surface corrosion or leakage was visible at the exposed and accessible portions of the main water supply piping. Water Shut Off Valve Condition The main water supply shut -off valve was located, but testing the operation of this valve is not within the scope of a home inspection. Operation of the valve from time to time will keep it functional and maximize its useful life. Interior Water Supply Piping The visible portions of the exposed and accessible supply piping generally were in acceptable condition. Water Pressure Functional flow of water at the fixtures was judged to be adequate. Several fixtures were operated simultaneously. Minor changes in flow, when other fixtures are turned on or turned off, are considered normal. Cleanouts No drain and waste cleanouts were located on the exterior, but a number of cleanouts were observed in the crawl space area. Having a qualified licensed plumber extend these cleanouts to an exterior access point would be considered a beneficial upgrade to facilitate the ease of clearing blockages in the drain system. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 27 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Drain and Waste Lines The drain and waste piping should be routinely cleaned to remove the buildup of grease, hair and dirt, and help prevent debris blockage and subsequent drainage failures. It is unknown if drain lines terminate at a public sewage collection system or an on -site private waste disposal system. Inquiries of the owner and /or the local sewer utility are strongly recommended to ascertain the termination point of the system. The visible drain and waste piping was generally properly installed and in acceptable condition, with exceptions noted. An incorrect connection between the dissimilar drain line materials was used at the drain line for the bathtub. These connections require a "No -Hub" connector. This type of connector uses a metal reinforcing band. The present connector does not include this band, which weakens the connection and elevates the potential for leaks. A qualified, licensed plumber should replace the connector with one approved for installation at this location. Vent Lines The visible portions of the vent piping for the dwelling were in acceptable condition. Gas Piping The gas piping was in acceptable condition, with exceptions noted. No evidence of leakage was detected at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure would be considered to be beyond the scope of a home inspection. A long section of a gas line was not adequately supported in the crawl space at the left front side. All pipes should be supported and secured in accordance with conventional building standards. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 28 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Exterior Plumbing Inspected exterior plumbing was in acceptable condition and functioning as intended. Backflow prevention devices are now required on exterior hose bibbs to help prevent contamination of the domestic water supply. These devices are inexpensive and available at most hardware stores. Upgrading the hose bibbs should be considered, if needed. General Comments About The Plumbing System All functional plumbing fixtures were operated at one time or another during the inspection, and reasonable flow from the supply was confirmed when other fixtures were operated simultaneously. The drains from all functional fixtures were tested at one time or another during this inspection, and each emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. In accordance with accepted professional home inspection standards, your Inspector will only operate during the course of your inspection, those valves (or faucets) which would normally be operated by the occupants of the home in their daily use of the plumbing system. We will not operate the main supply shutoff, the temperature - pressure relief valve on the water heater, any boiler relief valves, the water heater tank supply or drain valves, any stop valves supplying water to plumbing fixtures, and the laundry supply shutoff valves. Any valve that is not operated on a daily basis will tend to experience drying and embrittlement and accumulation of corrosion and sediment. Operating these valves will often result in their not shutting off completely and /or excessive dripping from the disturbed packing. The plumbing fixtures were operating and were in satisfactory condition. Routine maintenance should keep them functional and maximize their useful life. The plumbing system was generally in acceptable condition, with only a few instances of needed repair or correction observed. See notes above, or in other sections of this report, for specific comments. A qualified, licensed plumber should examine those portions of the system specified as deficient in this Report, and repair, augment or modify them to insure that the entire system is safe and dependable. Inspection of the crawl space area was not fully performed, due to access limitations as mentioned in the Structural Section of this report. Therefore our comments reflect only a limited fractional amount of the crawlspace that was reviewed and many portions of the plumbing system components within the crawlspace were not observed. We recommend the plumbing system components in the crawlspace be fully inspected once the crawlspace conditions have been corrected. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 29 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Water Heater DESCRIPTIVE INFORMATION Water Heater Location Energy Source Storage Capacity Water Heater Age Water Heater Configuration Vessel Insulation • In the bathroom. • Natural Gas. • 30 Gallons. • Five years, from Serial Number. • Free standing tank. • Manufactured with insulation. OBSERVATIONS & RECOMMENDATIONS Water Connections Valves may leak when operated after a period of inactivity. For this reason, they were not tested during the home inspection. The water heater was equipped with a cold water supply shut -off valve. The valve was not operated during this inspection; however, it should be "exercised" periodically so that it will remain functional when the need arises. The cold water inlet and hot water outlet connections were properly installed and in acceptable condition. Where visible, the water supply piping, which could potentially become energized, was not bonded to the gas piping at the water heater. A qualified, licensed plumber or electrician should properly bond the water and gas piping per required local municipal or trade standards. Water Heater Gas Supply The gas supply piping included a 90- degree shutoff valve in the vicinity of the heater for service personnel and emergency use. The valve was not operated, but this age and style of valve is normally found to be operable by hand and generally trouble free. The gas connector was an approved flexible type in acceptable condition. The fuel piping did not include a "T" extension or "drip leg" to collect condensation and debris, as is considered good practice. In the course of future upgrading or repair, a "drip leg" should be added to the gas piping just ahead of the connector. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 30 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) m..rdyrer N.o.w�' Water Heater Ignition System The pilot light was controlled by a thermocouple, which ensures that the pilot gas valve will close, if the pilot light is extinguished. This system was inaccessible at the time of inspection and, therefore, could not be inspected. Water Heater Burner The water heater burner was generally clean and was in acceptable condition. Water Heater Venting System The water heater vent was properly installed and was in acceptable condition, with exceptions noted. The water heater vent was installed too close to a combustible surface. A qualified, licensed plumber or heating technician should modify or repair the vent system in a manner consistent with proper trade practices, so that it conforms to present standards. VMI CIMMIItta Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 31 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Water Heater Combustion Air Supply Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital for their safe operation. The combustion air supply was marginal at best. A qualified, licensed plumber or heating technician should investigate this condition further and make any necessary modifications. Temperature and Pressure Relief Valve The water heater installation included a temperature and pressure relief valve. This device is an important safety feature and should not be altered or tampered with. No adverse conditions were observed. The installation of the temperature and pressure relief valve for the water heater did not include a discharge pipe. A discharge pipe, conforming to the relief valve manufacturers specifications and local requirements, should be installed so as to exit at an approved location. Other Installation Considerations No metal pan had been installed under the water heater to catch and divert any dripping water to the exterior. This is required by some jurisdictions for water heaters in this location. We suggest installation of such a pan be considered. The water heater was located in the bathroom. This was common for water heaters installed prior to the 1950s. Relocating the water heater to a less conspicuous location might be considered in the course of upgrading. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. Al Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 32 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Seismic Restraint For The Water Heater Seismic strapping kits are available at most hardware stores and home improvement centers. The standards for water heater strapping, issued by the State Architect's Office can be found at <http: / /www.insi ghtfulservices.com/W a ter %20Heater%2OBracing.l)df> The seismic restraint for the water heater tank was improperly installed and had no blocking. It should be upgraded to meet current industry standards for real estate sales so as to adequately secure the tank. A proper upgrade should help limit damage and provide a source of usable domestic water in the event of a major earthquake. General Comments About The Water Heater The water heater was generally in acceptable condition, with exceptions noted. See notes above for specific comments. A qualified, licensed plumber should examine those portions of the installation specified as deficient in this Report, and repair, augment or modify them to insure that the entire installation is safe and dependable. This water heater was in the middle of its anticipated service life and was operating satisfactorily. With routine maintenance, it should be reliable for several more years. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 33 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Electric Meter Location Service Voltage Supplied System Amperage Capacity Circuit Protection Conductor Material Wiring Type Electrical System • Not located. • 120 Only. • Not identified. • Circuit breakers. • Copper, exclusively. • A combination of non - metallic sheathed cable ( "Romex ") and knob and tube. OBSERVATIONS & RECOMMENDATIONS Service Grounding The electrical system was not properly grounded according to current standards. This has been determined to be a potential safety hazard. The system should be properly grounded in conformance with current local requirements and with standard trade practices. Electrical Service Capacity — How Much Power Can We Draw? We use the terns, "120 volts" and "240 volts" throughout the inspection report, as this is the nominal value of the designated voltage class in all nationally recognized standards for both residential and commercial construction. The actual voltage at which circuits operate can vary from the nominal within a range that permits satisfactory operation of the equipment, again, as defined in nationally recognized standards. This range includes 110 volts and 220 volts, the tern you may be most familiar with. In fact, we are both speaking of the same voltage levels and not of a different type of class. The service capacity was inadequate for the existing demand. A qualified, licensed electrician should evaluate the service capacity further, perhaps by doing load calculations, and upgrade the service capacity as appropriate to reduce any potential safety hazard and provide more adequately for the use of modem electrical devices. Although, in service for many years, and in relatively acceptable condition considering it's age, the electric service is not adequate to serve the current needs of this property and is considered technically outdated. Upgrading might not be required by local building authorities except in the event of a major remodeling or the addition of specific loads. However, a new service providing both 120 and 240 Volts and at least a minimal amount of amps to meet current needs should be installed to provide a safe and dependable electrical supply. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 34 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) The Main Disconnect The electrical system had no main shutoff switch, but with six or fewer disconnects in the service panel, a single main shutoff is not required, making this an acceptable configuration. If the system is expanded, a main disconnect may be needed. The Main Distribution Panel The main distribution panel was located in the hallway closet. The main distribution panel was in acceptable condition with circuitry generally installed and protected in an acceptable manner, with exceptions noted below. The circuitry in the panel was not labeled. Each circuit should be identified, allowing individuals unfamiliar with the equipment to properly operate it, if necessary. When the opportunity arises we recommend accurately labeling the circuits by actually temporarily removing the fuses. All of the Circuit Breakers in the panel should be accurately labeled to allow individuals unfamiliar with the equipment to operate it properly, if necessary. When the opportunity arises, we recommend labeling the circuits by actually operating the breakers. The protective "deadfront" cover, which helps to prevent hazardous shocks, was not an appropriate cover. The "deadfront" cover should be replaced or modified to reduce this potential safety hazard. A number of electrical cables entering the main distribution panel were not properly protected or secured. We recommend installation of "Romex clamps" or other suitable means for securing the cables. i Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 35 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Electrical Conductor Material — The "Wire" The conductor material in accessible branch circuit wiring was all copper. Branch Circuitry Accessible branch circuitry was examined and was in acceptable condition, with exceptions noted. Unsecured wiring was observed in the crawl space. For maximum safety, all of the wiring should be secured to protect it from abrasion and stretching. l,ampcord wiring was in use to permanently provide additional receptacles in the crawl space. This type of wiring is intended for temporary installation, is easy to overload and /or damage and is a hazard to personal safety. We recommend removal of all permanently installed lampcord wiring and replacement with appropriate wiring, installed in accord with standard trade practices and certified to be safe and dependable. Open air or "running" splices, or connections made outside of a junction box, were observed in several areas in the crawl space. Open air, or "running" splices should be taken apart and enclosed within standard junction boxes by a qualified, licensed electrician to reduce any risk to personal safety. The insulation for a wire in the crawl space was missing. A qualified, licensed electrician should be retained to replace this wire. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 36 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Knob & Tube Wiring Knob and tube wiring was installed and in use. This system was outdated, but was not necessarily hazardous simply because it was old. No specific deficiencies were observed in the visible and accessible wiring. Because knob and tube circuits are generally not grounded and because of the age of the system components, we recommend replacement of the wiring over time, as upgrades and maintenance projects are undertaken. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 37 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Receptacles; Overall Receptacles throughout the building were sometimes two -prong and sometimes three -prong type, ungrounded and grounded, indicating installation at different times and probably by different people. Receptacles checked were properly wired and in acceptable condition, with exceptions noted. However, a greater margin of safety would be achieved by adding GFCI (ground fault circuit interrupter) protection for all of the ungrounded receptacles. The number of receptacles in the kitchen was not sufficient to meet the current needs of the dwelling. We recommend installation of additional, properly polarized and grounded receptacles as necessary to reduce any inherent safety hazards. This work should be performed by a qualified, licensed electrician and certified to be safe and dependable when completed. Because of the presence of excess personal belongings, access was restricted and some of the receptacles were not inspected. Receptacles throughout the dwelling were three -prong configuration and were not grounded. We recommend providing a proper ground for all of these receptacles, providing each with Ground Fault Circuit Interrupt protection or exchanging each one for an un- grounded two -prong device. Switches; Overall A representative number of switches were operated and were in acceptable condition with exceptions noted below. A pull chain controlled a light in the kitchen. This was an outdated configuration and is considered a shock hazard. Although not required, we strongly recommend an upgrade to a conventional, properly located, grounded switch. Lights: Overall The light fixtures in this dwelling were generally operational and in acceptable condition. Light fixtures with bare, incandescent bulbs located close to storage shelves in closets can be fire hazards, and they are no longer allowed in new construction. Uncovered bulbs should be at least 12 inches away from combustible materials. To minimize the threat of fire, one should install a protective cover, or replace the existing fixture with a fluorescent or recessed incandescent fixture, or at the minimum, keep all combustible materials at least 12 inches away from light bulbs. Closets intended to Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue • Stone House, Los Gatos, CA Page 38 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) contain light fixtures in new construction should be at least 3 feet deep. Heat sensitive circuit breakers may also be required for recessed fixtures. Electrical Receptacles on the Exterior All of the receptacles in the garage, which were accessible and which were checked, were properly installed and operational, with exceptions noted. An exterior receptacle at the balcony was dead (not energized). No method could be found to restore power to this outlet. We recommend that a qualified, licensed electrician evaluate the dead receptacle, then repair, rewire or replace it as necessary to ensure its safe and dependable operation. A receptacle at the rear lacked an exterior rated, water - resistant cover plate. This condition could be hazardous, particularly for small children. An appropriate, exterior rated, water- resistant cover should be installed to reduce the chance of moisture penetration and eliminate the safety hazard. Though the exterior receptacles were properly rated and covered for occasional exterior use, receptacles plugged in on a more permanent basis for such items as timer, lights and ponds, etc, should have an in -use weather cover housing to fully protect the receptacle and plugs. We recommend upgrading the receptacles at the rear that meet this condition. Electrical Switches on the Exterior A representative number of switches were operated and were in acceptable condition with exceptions noted below. The cover plate for an exterior switch at the rear was not exterior rated and was inappropriate for this installation. A qualified, licensed electrician should replace the cover plate with an exterior rated cover plate. Electrical Lights on the Exterior All electrical lights located on the exterior of this dwelling, which were checked, were found to be in acceptable condition, with exceptions noted. The protective glass or globe was missing from the exterior light fixture at the porch. We recommend it be replaced to restore protection to the hot light bulb(s) in the fixture. The function of the motion - sensing switch(s) intended to activate the exterior light(s) was not tested during this inspection, because it was conducted during daylight hours. We recommend further testing at night, when the light(s) should be active. Low voltage lighting, yard and landscape lighting and low voltage irrigation timers are outside the scope of a home inspection and are specifically excluded from our inspection and this report. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 39 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Electrical Wiring on the Exterior The electrical wiring on the exterior of the dwelling appears to be in acceptable condition, with exceptions noted. Exposed wiring was observed on the exterior at the front and left sides. Even if insulated, all exposed wiring should be encased in a conduit or otherwise protected to reduce the potential for abrasion, stretching or other damage. Improperly installed wiring should be removed and replaced with new wiring installed in conformance with standard trade practices by a qualified, licensed electrician. Ground Fault Circuit Protection GFCI (ground fault circuit interrupter) protection is a modern safety feature designed to help prevent shock hazards. GFCI breakers and receptacles function to de- energize a circuit or a portion of a circuit when a hazardous condition exists. GFCI protection is inexpensive and can provide a substantially increased margin of safety. No GFCI (Ground Fault circuit Interrupter) protection was provided for any of the appropriate receptacles in this dwelling. GFCI (ground fault circuit interrupter) protection is a modern safety feature designed to help prevent shock, particularly in wet locations. GFCI breakers and receptacles function to de- energize a circuit or a portion of a circuit when the potential for a shock exists. GFCI protection is inexpensive and can provide a substantially increased margin of safety: We recommend upgrading of unprotected receptacles in areas where GFCI protection is presently required (including receptacles in bathrooms, kitchens, garages, basements, crawl spaces, and on the exterior). GrounE rwll Inbrruplar General Comments On The Electrical System Review of any low voltage electrical devices and their associated wiring, including, telephone, TV antenna, stereo systems, fire and burglar alarm, intercom, yard lighting, landscape water (sprinkler) timers or other water features, is not within the scope of a home inspection. We recommend consultation with the appropriate service technician for full evaluation of the operating condition of these devices. The electrical system was generally in acceptable condition, with only a few instances of needed repair or correction observed. See notes above for specific comments. A qualified, licensed electrician should examine those portions of the system specified as deficient in this Report, and repair, augment or modify them to insure that the entire system is safe and dependable. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 40 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) One or more electrical panels in this dwelling were a brand called Zinsco. Zinsco panels and circuit breakers have not been manufactured for some time. Of greater concern is the fact that some Zinsco circuit breakers have failed to trip at their rated amperage. As an upgrade, we recommend serious consideration be given to replacing any Zinsco panels in the electrical system. In addition, if significant remodeling is anticipated, the panel(s) will, most likely, have to be replaced. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and forth a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 41 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Heating System DESCRIPTIVE INFORMATION Floor Heater Location: • In the living room. Heating Fuel: • Natural Gas. BTU Input Rating: • Not Determined. Heating Plant Age: • Information on the age of the heating plant was not available. Attic Insulation Type: • Fiberglass, where visible. OBSERVATIONS & RECOMMENDATIONS Floor Heaters Floor furnaces operate by heating a stream of air moving through the unit by "gravity" or convection. By design, they are not equipped with a blower. hnportant elements include the heat exchanger, exhaust venting, controls, and clearances from combustible material. Floor furnaces are simple and easily maintained, but do not distribute heated air very efficiently. Although not required, installation of an alternate heating system might be considered in conjunction with other upgrades and/or remodeling. Because the nature of the moving air stream, floor furnaces tend to rapidly collect dust, animal hair, etc. in the lowest part of the unit. Regular vacuuming (with a special nozzle, if necessary) is important for the furnaces safe and efficient operation. One or more floor heaters provided heat in this dwelling. The interior doors should be kept open to facilitate heat distribution. The heat exchanger in this furnace was inaccessible and could not be visually examined. Combustion Air Supply Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital for their safe operation. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside, only. The combustion air supply was adequate. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 42 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Fuel Supply The gas supply piping installation included a 90 -degree shutoff valve in the vicinity of the heating plant for service personnel and emergency use. The valve was not operated, but this age and style of valve is normally found to be operable by hand and generally trouble free. The gas connector was an approved flexible type in acceptable condition, with exceptions noted. The gas connector was flexible brass. Flexible brass connectors are no longer acceptable for use in a natural gas supply. For increased safety we recommend installing a connector meeting present standards. A qualified, licensed plumber should replace the present inappropriate gas connector with an approved connector, in accordance with accepted trade practice. Ignition and Controls The standing pilot was controlled by a thermocouple, which ensures that the pilot gas valve will close if the pilot light is extinguished. This system was in acceptable condition. Because of the configuration of this heater, the burner was not accessible for inspection. Exhaust Venting System The visible sections of the heating plants venting system were functional and were in acceptable condition. System Controls Operation of the user controls on the thermostat caused the unit to respond. General Comments About The Heating System Home hnspection professional standards limit the inspector to removal of those panels or doors that could normally be removed by a homeowner. In gas fired heating equipment, this is generally limited to the blower compartment panel and possibly the flame shield over the front of the combustion compartment. Depending on the particular type or model of furnace and related access restrictions, an examination of the furnace done during a standard home inspection may only reveal a small portion of the interior of the heat exchanger, if at all. The only way to accurately examine the heat exchanger is to remove it from the unit. Such an inspection requires the complete disassembly of the furnace by a qualified heating technician who possesses the appropriate licenses, tools, equipment and knowledge. This requires crucial components and portions of the furnace cabinet to be disassembled to access and remove the heat exchanger itself. A comprehensive examination such as this is required to properly evaluate the condition of the heat exchanger. Any comments we offer reflect the results of our limited visual observations and testing procedures, and are not conclusive to the actual condition of the heat exchanger. The heating system was generally in acceptable condition, with only one instance of needed repair or correction observed. See notes above for specific comments. A qualified, licensed heating technician should examine those portions of the system specified as deficient in this Report, and repair, augment or modify them to insure that the entire system is safe and dependable. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 43 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Energy Conservation Features Insulation, weather - stripping, double - glazed windows and doors, and set -back thermostats are features that help reduce heat loss and/or gain and increase comfort while reducing energy costs. Today's standards would suggest that attic insulation levels reach at least R -30, while wall insulation be at least R -11 for 2 x 4 framing or R -19 for 2 x 6 framing, and floor insulation, where appropriate, should be R -19. Attic Insulation Conditions Where visible, insulation placed above the living spaces in this dwelling had been installed properly and was functioning as intended. Wall Insulation Conditions We were unable to access the wall cavities and/or determine the presence or condition of wall insulation. Floor Insulation Conditions Insulation had not been installed beneath the floors, which is a common finding in older homes. While optional, upgrading by installing insulation under the floors would reduce cold air infiltration and make the home more comfortable as well as reducing energy bills. General Comments on Energy Conservation Features We found this dwelling to be only minimally insulated and, thus, not very energy efficient. Adding insulation, installing energy saving features and improving general conservation could make the home more comfortable and help reduce utility costs. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 44 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) DESCRIPTIVE INFORMATION Number of Bedrooms Number of Bathrooms Wall Finish Ceiling Finish Floor Covering Window Material Window Glazing Interior Components • One. • One. • Plaster, Decorative wood, Paneling. • Plaster, Decorative wood. • Carpet, Resilient tile flooring. • Painted or stained wood frame. • Single Pane. OBSERVATIONS & RECOMMENDATIONS Furnishings and Storage Limited Our Access The presence of furnishings, personal items and decorations necessarily limited our view, and thus, the scope of the inspection. For instance, the placement of furniture prevented access to every electrical receptacle. We recommend that a thorough walkthrough inspection be performed at a time when the dwelling is empty. Interior Surfaces The interior wall, floor, and ceiling surfaces gave the appearance of having been professionally installed and were generally in acceptable condition, taking into consideration the effects of normal wear and tear. Interior Walls Wallpaper and other types of wall coverings, as well as window coverings, are not considered a part of a standard home inspection and, in most cases; no comment on their condition will be made. The interior walls were generally in acceptable condition, except for items noted. Several significant wall cracks were observed throughout the dwelling. We recommend repair of the wall surfaces and the underlying materials as well, as necessary for a permanent repair. Notable blemishes, patching, cracks, and loose plaster was observed in the interior walls in a number of areas. Considering the age of the dwelling this is not uncommon, although it also indicates the pending failure of the plaster installation in these areas. Often the most practical corrective solution is to restore the walls with a new layer of drywall. We suggest the advice and services of a drywall contractor. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 45 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Ceilings The ceilings were generally in acceptable condition, with exceptions noted below. Minor cracks were evident in the ceiling. This type of cracking of this material is common and does not indicate a structural deficiency. These cracks can be patched, prepared and finished in the course of routine maintenance. Notable blemishes, patching, cracks, and loose plaster was observed in the interior ceilings in a number of areas. Considering the age of the dwelling this is not uncommon, although it also indicates the pending failure of the plaster installation in these areas. Often the most practical corrective solution is to restore the ceilings with a new layer of drywall. We suggest the advice and services of a drywall contractor Floors The floors were in acceptable condition, with exceptions noted below. The floors were noticeably sloped in several locations within the dwelling. This may be the result of support system settlement or support system modifications, and is prevalent in older homes of this type and construction. Individual perception and sensitivity to floor sloping and/or settlement varies greatly with each individual, however, in our experience, the sloping that has taken place is not symptomatic of significant structural movement. More detailed evaluation and proposals for possible corrective work should be obtained from a qualified, licensed general contractor or Registered Structural Engineer. Measurement and evaluation of floor slope and/or settlement is well beyond the scope of a home inspection. Sections of the floor were uneven in several locations. This condition appeared to result from minor mismatching of the underlying framing or subflooring. Action would be considered optional. The floors under the permanently installed carpets were obviously not available to view during this inspection. Thus, your inspector was not able to evaluate their condition except to note any imperfections that were significant enough to "telegraph" through the surface of the carpet. Interior Doors The interior doors were properly installed and in acceptable condition, with exceptions noted below. Several doors swings open and/or closed on their own. This is due to the door hinges being out of vertical plumb. To properly correct this problem requires that the door and its frame be loosened or removed and realigned. A simpler solution, though only temporary, is to remove one of the hinge pins, bend it slightly, and reinstall it to create a drag on the hinge. Eventually though, the hinge or pin will need to be re -bent or replaced due to wear. Several doors rubbed on their frames. These doors should be planed for an improved fit and smoother operation. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and forth a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 46 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Closets The closets in this home were in acceptable condition. Windows A representative sample of the windows was operated in each room, but not every window was opened, closed and latched. Nationally recognized home inspection standards require testing a minimum of one window in every room, where accessible. The windows tested were functional and generally in acceptable condition, with exceptions noted. The window at the shower in the bathroom was deteriorated, showing evidence commonly associated with pest infestation. We recommend that the damaged parts be replaced. Advice regarding possible pest infestation should be obtained from a licensed pest control operator. Safety glass was not found in currently recommended locations. This building may have been constructed before this feature was required. Upgrading is not required but should be considered for safety glass in the more vulnerable locations. The Fireplace As discussed earlier in this report, indications of a previous fireplace /chimney installation was noted. The interior elements of the fireplace was inaccessible at the time of inspection because it was covered by paneling. Therefore, it was not inspected. Smoke Detectors The smoke detectors were inspected for location only. For future reference, testing with only the built -in test button verifies proper battery and horn function, but does not test the smoke sensor. We advise testing with real or simulated smoke. The smoke detector was appropriately located in the hallway. Smoke detectors were not located inside the bedroom as required by current industry standards. We recommend installation of a smoke detector in the sleeping room. Because the remainder of the living area can be closed off from the sleeping areas by a doorway, we recommend installation of a smoke detector at the remainder of the common living areas. Carbon Monoxide Detectors This dwelling was not equipped with carbon monoxide detectors. Carbon monoxide detectors are reliable, inexpensive, and are recommended by all public safety administrations. Because of the installation of gas burning appliances within the living are of the dwelling, we highly recommend the installation of these life saving devices. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, I.L.C. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 47 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) The Kitchen Sink When the sinks were operated, they were fully functional and in acceptable condition. Cabinets & Countertops The cabinets were in acceptable condition, with exceptions noted. Several of the doors would benefit from adjustment of hinges and latches and/or drawers from adjustment of their support guides, all for smoother operation. The countertop showed typical wear and tear, normal for this heavily used component. We considered any flaws cosmetic in nature with no action indicated. Appliances in General No attempt is made to evaluate any appliances operation or control features beyond the basic assessment that an appliance has responded to rudimentary user controls (essential on/off). Timers, temperature accuracy, pre -set options, operational performance, response rate, and any refined procedure required to confirm the proper operation of an appliance is a technically exhaustive process well beyond the scope of industry accepted home inspection standards. A detailed evaluation process is best performed by a qualified appliance repair technician who possesses the necessary instruments and knowledge to completely analyze and evaluate each specific model of appliance. Descriptive Information About the Kitchen The heat source used for cooking was gas. Range The range was turned on with the normal operating controls, and was operational and in satisfactory condition. Oven The oven was turned on with the normal operating controls, and was operational and in satisfactory condition. Garbage Disposer This kitchen was not equipped with a garbage disposal. Dishwasher This home was not provided with a built -in dishwasher. Kitchen Exhaust No exhaust fan had been installed in this kitchen. While there may not be a requirement that a fan be installed, nevertheless, depending on the style of cooking preferred, the lack of a fan could be an inconvenience. Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 48 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Bathtub The bathtub was in acceptable condition Shower and Shower Surround A water test of the shower pan was beyond the scope of a home inspection. However, this test may be performed as a part of a standard inspection for the presence of wood destroying organisms. The shower walls were functioning as intended and were in acceptable condition. The window in the shower wall was low enough to allow water to collect and enter into the window framing and/or into the wall. Although no active leaks were discovered and the shower walls were generally in acceptable condition, the shower finish material and the wall structure are subject to serious damage if the window is not protected. We recommend installation of a shower rod and protective shower curtain to reduce the potential for serious water damage. In addition, the wall surfaces and joints around the window should be kept well maintained and sealed. Showerhead & Tub Spout The shower mixing valve was operated for the inspection. The shower and mixing valve were in acceptable condition, with exceptions noted. The tub filler spout and/or the supply pipe was not adequately sealed to the wall in the bathroom. The gap between these elements and the wall should be properly caulked and sealed to prevent moisture entry behind the finished surfaces. The showerhead in the bathroom leaks from the swivel joint or threaded mounting at the rear of the assembly. Simple tightening of the head assembly to the pipe extension may be all that is necessary. Otherwise, the head assembly should be repaired or replaced. Washbasin The washbasin was properly installed. When operated, it was fully functional and in acceptable condition. Water Supplies, Faucets and Drains The water supply lines and faucets were in acceptable condition. Toilet The toilet was flushed and functioned properly. Bathroom Ventilation The bathroom depended solely upon a window for ventilation and removal of excess moisture. A window is often not practical for wintertime use, and thus, may well be only rarely be used. The installation of a ceiling vent fan vented directly to the outdoors should be considered as a primary method of venting. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved 200 Prospect Avenue - Stone House, Los Gatos, CA Page 49 of 49 This confidential report is prepared exclusively for Sisters Of The Holy Names Of Jesus And Mary (SNJM) Dryer Vent Typical standards for dryer vents require a 4 -inch (4 ") diameter, smooth wall duct, no longer than 14 feet, with a hood damper at the exterior termination. A flexible vent (6 ft. max.) may be used at the dryer connection only, but cannot go through underbuilding crawl spaces, floors or walls. General Comments On The Area In addition to any specific rooms noted, we inspected all rooms generally considered to be habitable space. These usually include the living room, dining room, family room, den, bedrooms, utility room, etc., in addition to the kitchen, bathroom, laundry area and garage, as applicable. Because of the possibility that operating angle stops that have not been exercised for some time may cause them to leak, experienced home inspectors do not operate them during a standard home inspection. We recommend that before anyone operates angle stops that have not been operated within the past six months, adequate preparations be made to deal with water leaks of any magnitude. Ascertaining the accuracy and function of clocks, timers, temperature controls and the self - cleaning function of ovens are all beyond the scope of a home inspection. We recommend the use of a high - quality sealant such as "Polyseamseal ", "GE Sanitary Silicone" or "Dow Corning 786" for bathroom caulking. Generic silicone, latex and "latex with silicone" sealants are inferior to these products and their use in bathrooms is not likely to produce dependable results. The finished surfaces, hardware, windows, and doors were found to be generally in acceptable condition at the time of the inspection, with exceptions noted. Acceptance and /or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard Terms and Conditions which are attached to and form a part of this Inspection Report. Copyright © 2009, Home Team Advantage, LLC. All Rights Reserved