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PROGRESSIVE

I N S P E C T I O N S E R V I C E P.O. BOX 3175 SAN DIEGO

LAGUNA HILLS, CA 92654-3175 (760) 943-7552

(949) 499-8054 CSLB #620475

PROPERTY INSPECTION REPORT

Client: Tom Smith

Property Address: 1234 Elm Avenue, Hometown, American

Service Date/Time: January 2015 9:00 AM – 4:00 PM

Clients Agent: Your Real Estate Agent

Ordered By: Client/Agent

Job Number: 180(SAMPLE)

Report/Pages: 26

Rating Code: S = Serviceable, capable of being used, may show wear/tear/use.

R = Repair and/or service needed, see findings/observations.

X = Applicable

NA = Not Applicable

NI = Not Inspected

NU = No Utilities at time of inspection

Inspection Report Continued

Inspection scope includes the following:

ROOFING (REFER TO OZONE ROOFING SERVICE PROPOSAL)

Type: Wood Shake: Condition: R

Wood Shingle:

Masonry Tile: X

Rolled Cap Sheet: X

Fiber Cement Shake:

Composition Shingle:

Built Up Hot Tar/Gravel: X

Spray Polyurethane Foam:

PLUMBING (TANK-LESS, 186K BTU, GAS – STUDY CLOSET MOUNTED UNIT)

Water Heater: R Faucets: R

Toilets: R Sinks: R

Main Shut Off: S Sprinklers: R

Tub/Shower: R Disposal: R

Angle Stops: R Hose Bibs: R

Pipe - Copper: X Galvanized:

Pressure: 56 PSI (STATIC)

(Solar plumbing/heating and fire sprinkler systems are not included in this inspection and or

report. Upper level stall showers, (Where Applicable), are not leak tested due to finished ceiling

surfaces below. Angle stop valves are not operated for fear of causing damage and or leaks)

SEWER SYSTEM TYPE

Utility Sewer: X Septic System:

(Septic systems, (Where Applicable), are not tested and/or inspected)

WATER SUPPLY TYPE

Municipal System: X On Site Well:

(Private water well systems, (Where Applicable), are not tested and/or inspected)

GAS SUPPLY TYPE

Utility System: X Propane/Storage:

(LPG systems, (Where Applicable), are not tested and/or inspected)

ELECTRICAL – (120/240v Single Phase – Three Wire)

Copper Wiring: X Aluminum Wiring:

Breaker System: X Fuse System:


50 Amp: 75 Amp:

100 Amp: 125 Amp:

200 Amp: X 400 Amp:

ELECTRICAL - (SYSTEMS)

Outlets: R Switches: S

Panels: R Garage Wiring: S

Exhaust fans: S Light Fixtures: R

Garage D/O: S Smoke Alarms: S

Door Bell: S Carbon Monoxide Alarm: R

Ground: S

APPLIANCES

Oven/Gas/Electric: S Cook top/Gas: S

Microwave: S Exhaust fan: R

Trash Compactor: S Dishwasher: S

(Refrigerators, ice makers, laundry equipment, dumbwaiters, elevator systems, free standing

appliances and/or central vacuum systems are not included in this inspection and or report).

HEATING SYSTEM (DUCANE – HORIZONTAL ATTIC MOUNT)

(LENNOX – VERTICAL STUDY CLOSET MOUNT)

(BDP – VERTICAL GARAGE CLOSET MOUNT)

Forced Air Unit: R Gas: X Electric:

Fireplaces: R (No live tests of fireplaces)

(Economizer/zoned solenoid type forced air unit systems are not included in this

inspection and or report. If a gas fire log system is present at any fireplace, the subject damper

must be permanently blocked open. (Refer to your local gas supplier for additional information).

AIR CONDITIONING SYSTEM (THREE GRADE MOUNTED UNITS)

Cooling: S Motor: S

Thermostat: S Evaporator: R

Condenser: R Service Disconnect: S

CABINETS

Kitchen: R Hall: S

Bathroom #1: S Bathroom #2: S

Bathroom #3: S Bathroom #4: NA


Bathroom #7: S Laundry Room: S


COUNTER TOPS

Kitchen: S Bathroom #1: S


Bathroom #4: NA Bathroom #5: S


Laundry Room: S

WINDOWS/SCREENS

Living Room: S/S Family Room: R/S

Kitchen: S/S Dining Area: S/S

Bedroom #1: S/S Bedroom #2: S/S



Bathroom #1: S/S Bathroom #2 S/S

Bathroom #3: S/S Bathroom #4: --/--

Bathroom #5: S/S Bathroom #6: S/S

Bathroom #7: S/S Laundry Room: S/S

Study: R/S Office: S/S

Upper Bonus: S/S

FLOORING

Kitchen: S Dining Area: S

Bathrooms: S Bedrooms: R

Living Room: S Entry Area: S

Family Room: R Laundry Room: S

Study: S Upper Bonus: S

Office: S

INTERIOR WALL CLADDING

Hairline cracks/wear: X Larger cracks/wear:

Water stains/discoloring: Recent patch/paint: X

EXTERIOR WALL CLADDING

Stucco: X Smaller cracks/wear: X

Siding: Larger cracks/wear:

Brick/Stone: Normal wear:

Faulty grade elevation: X

Restricted weep screed: X

DRIVEWAY/GARAGE SLAB SURFACES

Concrete: X Asphalt: Condition: S

Normal Wear: Cracks: X Erosion:


INSULATION

Fiberglass Batt: X Blown-in Fiberglass:

Blown-in Rock Wool: Blown-in Cellulose:

Present in Attic: X Present in Sub Area:

FOUNDATION SYSTEMS

Slab on grade: X Raised Block:

Raised Concrete: Isolated Post:

Raised Brick/Stone: Cripple Wall:

WOOD FRAMING SYSTEM (AT FOUNDATION - WHERE ACCESSIBLE) Appears Bolted: X Not Bolted:

Not Accessible:

TYPE OF STRUCTURE

Detached Family: X Condominium:

Multiple Unit: Attached Family:

Mobile Home: Commercial:

Industrial:

OCCUPANCY AT INSPECTION

Owner: X Tenant:

Vacation/Second Home: Vacant:

ACCESS ROAD TO PROPERTY

Asphalt: X Concrete:

Gravel/Dirt:

PARTIES PRESENT AT TIME OF INSPECTION

Seller: X Buyer: X

Listing Agent: X Buyers Agent: X

Geologist: Termite Inspector: X

Structural Engineer: Painting Contractor:

Appraiser: Pool Contractor: X

Architect: HVAC Contractor: X

Mold Inspector: Roofing Contractor: X


WEATHER CONDITIONS

Sunny/Dry: Recent Rain:

Light Rain: Overcast: X

Heavy Rain: High Wind:

Snow/Ice:

Approximate ambient temperature at start of inspection: 60F

DISCLAIMER/LIMITATIONS

Please read the entire inspection report, disclaimers, limitations and inspection contract. Reading

only portions of the afore mentioned items is not encompassing. Reading a specific page alone

is not a substitute for reading the inspection report, disclaimers, limitations and inspection

contract in their entirety. This inspection report is not intended to determine which items may

need to be addressed per the contractual requirements for sale of the property. Any areas of

uncertainty regarding purchase contract matters should be clarified by consulting an attorney

and/or licensed real estate agent.

It is recommended that any deficiencies and the components/systems related to these deficiencies

noted in the report be evaluated/inspected and repaired/replaced as needed by independent

licensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW. Further inspection

PRIOR TO CLOSE OF ESCROW is recommended so a properly licensed contractor/

professional can further evaluate our concerns and inspect the remainder of the system or

component for additional concerns that may be outside our area of expertise and/or the scope of

our inspection. Please call our office for any clarifications and/or further questions.

Progressive Inspection Service shall provide the services there under to the best of their

Professional ability. Progressive Inspection Service neither represents nor warrants that its

inspection and/or report will disclose all defects, abnormalities and or problems in or about the

subject property.

Progressive Inspection Service shall not be held liable and/or responsible for any defects,

abnormalities and or problems which may come to the attention of the Client/Buyer and/or any

involved party subsequent to this inspection and/or report.


Asbestos, radon, lead, urea formaldehyde, environmental pollutants, grading, drainage,

geological and/or soil conditions, pest and/or rodent infestation, animal urine, fungus, dry rot,

mold, solar plumbing, solar heating systems, water well systems, water purification systems,

water softener systems, security systems, timer controlled systems, intercom systems, garbage

disposal cutter blades, gas fired appliance heat exchangers, elevators, dumb waiter systems,

pools, spas, saunas and personal property are not included in this inspection and/or report. Water

shut off valves and/or angle stops are not operated and or tested as part of the inspection process

for fear of causing leaks and/or damage to the structure.

Any concealed and or inaccessible portion of the structure, systems, appliances and or property is

not included. Carpet and or flooring surfaces are not removed during the course of our

inspection.

Progressive Inspection Service recommends, you the Client/Buyer, obtain a Home Warranty

Policy . Policies will in some cases cover major systems, appliances, roofing and or

Pre-existing conditions. Consult your licensed real estate agent and/or Home Warranty

Provider for additional information.

Progressive Inspection Service further recommends Client/Buyer check for proper plans and/or

permits on any all alterations, remodeling and or additions to the original structure, plumbing,

electrical and or mechanical systems.

Refer to your Licensed Real Estate Agent and or Municipal Building Department for

information with regard to age of the structure, conforming/non-conforming status, current

configuration and permit history.

THIS INSPECTION AND OR REPORT WAS PERFORMED ON BEHALF OF THE

ORIGINAL CLIENT/BUYER AS LISTED ON PAGE ONE OF THIS REPORT. RECEIPT OF

THIS REPORT BY ANY OTHER PARTIES, INCLUDING, BUT NOT LIMITED TO

BUYERS, PURCHASERS AND/OR INSURANCE COMPANIES IS NOT AUTHORIZED BY

PROGRESSIVE INSPECTION SERVICE.

PROGRESSIVE INSPECTION SERVICE, STRONGLY ADVISES THIRD PARTIES,

“DO NOT” RELY ON THIS REPORT. OTHER BUYERS, PURCHASERS AND/OR

INSURANCE COMPANIES SHOULD EMPLOY THE SERVICES OF AN INDEPENDENT

INSPECTION FIRM TO CONDUCT THEIR OWN INSPECTION AND REPORT OF THE

SUBJECT PROPERTY.

This inspection and or report is not intended to take the place of any legally required

Disclosure by the Client, Owner, Buyers, Sellers, Real Estate Agents and or Insurance

Companies.


As a general health and safety issue on all residential structures Progressive Inspection Service

recommends the following. Smoke alarms shall be properly installed at each level of the

structure, in each bedroom and/or sleeping area within the structure, at common hallways

serving bedrooms and/or sleeping areas within the structure and at rooms having an elevated

ceiling surface off hallways serving bedrooms and/or sleeping areas within the structure.

It is further recommended that carbon monoxide detectors be properly installed at each level

within the structure.

Photographs may accompany this report in email and or printed formats. The number of

photographs included will not necessarily document every deficiency, problem, and abnormality

or service recommendation in or about the subject property and or contained in this report.

Signed: Will Handley

Inspector: Will Handley, ASHI, CMI, CSLB, HUD/FHA Inspector ID #I078

FINDINGS/OBSERVATIONS

ROOFING

1. Noted a moderate number of cracked, broken, loose and or out of position tiles at

multiple locations of the roof line.

2. Tight valley tile installation noted at multiple locations, (Can restrict run off and or cause

leaks).


3. Gravel debris present at tile roofing and or valley surfaces above the master bedroom,

(Can restrict run off and or cause leaks).

4. Plaster repair/alteration noted at bedroom #6 wall/ceiling surfaces, (Possible roof leak).

5. Water stains noted at attic roof framing surfaces above the upper bonus area, (Possible

roof leak).


6. Wear, damage, deflection, standing water and or poorly installed roll cap sheet roofing

noted at the patio cover, (Leakage can cause damage).


7. Exposed wood framing noted at upper elevation exterior soffit at roof flashing off

bedroom #4 side facing window, (Leakage can cause damage).

8. Cracking/wear noted at bathroom #1 skylight domes, (Leakage can cause damage).


9. Refer to attached Ozone Roofing inspection and or repair proposal for additional

information regarding same.

10. Tent fumigation if required can cause additional damage to the roofing system.

PLUMBING/CENTRAL AIR/FIREPLACES 11. Missing screen and or glass enclosures at all fireplace systems, (Unsafe Condition).

12. Missing finish non-combustible mortar at fireplace gas bib penetrations, (Unsafe

Condition).


13. Kitchen sink water filtration and or hot water dispenser system was inoperative at time of

inspection.

14. Rust/corrosion/stains noted at water supply angle stops at kitchen sink cabinet:

a. Recommend all original angle stops be replaced, (Leakage can cause damage).

15. Worn/damaged and or missing rubber protective splash guards at garbage disposals.


16. Inoperative automated down draft exhaust fan system at island kitchen cabinet cook top,

(Unhealthful Condition).

17. Slow to receive hot water at multiple fixtures throughout the unit:

a. Water heater re-circulating pump is inoperative, (Lacks power source).

b. Water heater re-circulating pump actively leaks at time of inspection.

18. Stripped hose bib threads noted at front porch fixture.

19. Family room wet bar sink faucet and or drain line plumbing leaks:

a. Standing water noted at lower cabinet.

b. Restricted flow/pressure noted at faucets and or spigot.

c. Open angle stop with standing water noted at same.

d. Service – (Leakage can cause damage).

20. Service any and all sprinklers so as to not spray directly onto the subject structure and or

operating equipment, (Causes abnormal wear, deterioration, decay and or water

intrusion).

21. Central Air Systems:

a. Missing proper condensation drain line vent risers and traps at vertical mounted

units, (Leakage can cause damage).


b. No secondary condensation drain line configurations and or kill switch present at

the vertical mounted units, (Leakage can cause damage).

c. Voids/separation noted at support platform and or return air cavity at the garage

mounted unit, (Unsafe Condition – Products of combustion can mix with cold

return air).

d. Compromised firewall enclosure surfaces noted off the garage unit, (Unsafe

Condition).

e. Missing insulation at bare metal ducting in attic, (Energy Loss).

f. Water stains at attic mounted unit support platform, (Possible exhaust vent leak).

g. Worn/damaged AC coil fins at garage unit, (Restricted air flow).

h. Missing AC suction line insulation at multiple locations.

i. Missing AC condenser service disconnect cover at exterior unit off the study.

j. Restricted air flow noted at AC condensers mounted against the study exterior

wall.

k. Sour odor discharge noted at study mounted central air unit as noted at the

laundry room register.

l. Refer to attached Certified Air Services inspection report and service proposal

regarding same.

22. Water Heater:

a. Water stains, rust, corrosion and or active leaks noted at multiple fittings at

bottom of the tank-less water heating system, (Leakage can cause damage).


b. Water stains noted at cabinet surfaces below same.

c. Exhaust vent improperly runs down hill against the flow of exhaust, (Unsafe

Condition).

23. Slow/restricted drain noted at bathroom #4 sink.


25. Slow/restricted drain noted at laundry room sink.


27. Unable to located main waste line clean out at time of inspection, (Refer to Owner for

additional information regarding same).

28. Service bathroom #5 toilet for proper operation, (Won’t flush).

29. Bathroom #5 sink faucets are rusted/worn and actively leak to the counter top and into

the lower cabinet during use.


30. Inoperative drain stop noted at bathroom #5 tub.

31. Crushed/damaged laundry area dryer exhaust vent connector:

32. Missing fire sprinkler at study ceiling off the central air unit enclosure:

a. Appears capped and or intentionally removed.


33. Central vacuum system was inoperative at time of inspection:

a. We found the unit unplugged at the garage.

b. After connecting the unit to the power source I was still unable to obtain suction

and or remote operation from the main structure.

34. Loose cold water sink faucet noted at bathroom #6, (Leakage can cause damage).

35. Grout joint and or tile separation noted at bathroom #6 shower surround surfaces just

below the window sill, (Leakage can cause damage).

36. Bathroom #1 bedit leaks to floor from anti-siphon valve when faucets are activated.


37. Missing and or inoperative drain stops noted at bathroom #1 sinks.

38. Missing fire sprinkler cover at bedroom #1 closet.

39. Slow/restricted drain noted at bathroom #1 wet bar sink.

40. Bathroom #2 toilet is loose at floor, (Leakage can cause damage).

41. No full perimeter rain gutter system present at time of inspection.

42. A full perimeter yard area surface drainage system was present at time of inspection.

43. Inoperative burners at barbeque, (Igniters?).

44. Refer to an independent licensed plumbing contractor for further evaluation/service as

needed to ensure systems integrity prior to close of escrow.

ELECTRICAL

45. Kitchen counter outlets are not properly GFCI protected, (Unsafe Condition).

46. Noted worn/damaged and or faulty grade elevation at exterior yard junction boxes with

exposed 120v wiring, (Unsafe Condition).


47. Substandard use of extension cord wiring at kitchen sink cabinet to the dishwashers,

(Unsafe Condition).


48. Substandard use of extension cord wiring at barbeque cabinet landscape lighting timers,

(Unsafe Condition).

49. Partial inoperative perimeter yard landscape and or column lighting.

50. Inoperative lower level carbon monoxide alarm at family room, (Unsafe Condition).

51. Inoperative dimmer switch feature at family room wet bar, (On/off only).

52. Inoperative exterior porch light at family room exterior door.

53. Missing proper interior dead front cover with circuit labeling at hall mounted 200 amp

sub panel off the study, (Unsafe Condition).

54. Wet bar outlets are not GFCI protected throughout the structure, (Unsafe Condition).

55. Missing weatherproof outlet cover at front porch, (Unsafe Condition).

56. Missing exterior weatherproof in use outlet cover at front yard fountain, (Unsafe

Condition).

57. Unable to operate bedroom #6 closet lighting.


58. Unable to operate automated driveway gates, (No controller present at inspection).

59. Refer to an independent licensed electrical contractor for further evaluation/service as

needed to ensure systems integrity prior to close of escrow.

MISCELLANEOUS

60. Wear/damage and or deterioration noted about the perimeter yard wrought iron fencing.

61. Missing and or inoperative self closing devices at perimeter yard gates to the pool area,

(Unsafe Condition – Child Safety).

62. Cracking with slight deflection noted at perimeter yard pool decking and or adjacent

masonry flat work surfaces.

63. Interior front entry safety railing off the living room lacks proper 36” minimum height

above the adjacent floor surface, (Unsafe Condition – Child Safety).


64. Bedroom #1 deck railing is constructed in a climb-able configuration, (Unsafe Condition

– Child Safety).

65. Loose/pulled window crank handle covers noted at family room and or study areas.


66. Chipped/cracked flooring surfaces noted at family room.

67. Loose, pulled and or wrinkled carpeting noted at bedroom #1 closet.

68. Wear/damage noted at multiple locations of the exterior patio covers and or ledger

framing, (Termite Report).

69. Stucco spalling/blistering noted at driveway retaining wall surfaces off the living room.


70. Missing two cabinet door handles at island kitchen cabinet.

71. Unable to operate ovens:

a. Digital read out/screen was blank at time of inspection.

72. Faulty flat work elevation noted at or above the stucco weep screed off bedroom #6:

a. Can cause abnormal wear, deterioration, decay and or water intrusion.


73. Check for proper city building permits on current structure size, use and configuration

prior to close of escrow.

74. Recommend client obtain a current copy of the “CLUE” insurance claims database report

regarding the subject property prior to close of escrow:

a. Refer to your independent licensed insurance agent regarding same.

75. Substantial personal property present at time of inspection, (Limited access to all areas of

the structure as a result of same).

ROOM LEGEND

Bedroom #1 - Master

Bedroom #2 - First upper guest off master

Bedroom #3 - Second upper guest off master

Bedroom #4 - Third upper guest off master

Bedroom #5 - Lower guest off laundry room

Bedroom #6 - Lower guest off garage.

Bathroom #1 - Master

Bathroom #2 - Upper Jack-n-Jill

Bathroom #3 - Bedroom #4

Bathroom #4 - Lower powder



Bathroom #7 - Exterior pool area

*END*

**ATTACHMENTS - SUBCONTRACTORS

Tustana Pool Inspection/Service Proposal

Ozone Roofing Inspection/Service Proposal

Certified Air Inspection/Service Proposal

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