145 Knob Hill Road Boulder Creek, CA 95006
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145 Knob Hill Road
Boulder Creek, CA 95006
THOMAS D. ERICKSON
SIMONE E. KING
Monday, June 2, 2014
Jorel N. Keefauver
Lawrence Real Estate Inspections
3401 Roland Drive
Santa Cruz, CA 95062
831.247.5641
www.lawrenceinspections.com
jorel@lawrenceinspections.com
"Providing Peace Of Mind Since 1992"
INVOICE
June 3, 2014
Clients: Thomas D. Erickson and Simone E. King
Report No. 1178
For inspection at:
145 Knob Hill Road
Boulder Creek, CA
95006
on: Monday, June 2, 2014
Property Inspection (0-2000 SqFt) $425.00
Discount ($25.00)
Total $400.00
Lawrence Real Estate Inspections
3401 Roland Drive
Santa Cruz, CA 95062
831.247.5641
www.lawrenceinspections.com
jorel@lawrenceinspections.com
Report No. 1178
AGREEMENT
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
PARTIES TO THE AGREEMENT
Company Client Client
Lawrence Real Estate Inspections Thomas D. Erickson Simone E. King
3401 Roland Drive
Santa Cruz, CA 95062
Total Fee: $400.00
This is an agreement between Thomas D. Erickson, Simone E. King and Lawrence Real Estate Inspections.
THIS IS A LEGALLY BINDING CONTRACT - PLEASE READ IT CAREFULLY
1. The Client understands and agrees that this Agreement is a part of the Inspection Report and acceptance of or
payment for the Inspection Report by the Client will confirm this agreement, even if Client was not present at the
inspection and/or has not signed this agreement.
2. The Client understands that this report and any information therein is intended for the sole use of the Client and shall
not substitute for, replace or be used in lieu of any required Transfer Disclosure Statements and shall not be disclosed to
any person or persons other than the parties to the transaction for which this Inspection report was ordered.
3. Nothing in the Inspection Report, and no opinion of the Inspector, shall be construed as advice to the Client to
purchase, or not to purchase, the property.
4. The Visual Inspection Service is performed in accordance with the Standards of Practice as published by the National
Association of Home Inspectors (NACHI) and according to these standards, is intended to provide the Client with
information regarding the condition of the systems and components of the home as inspected at the time of the home
inspection. The specific systems and components of a building to be inspected are listed in these Standards of Practice.
Any area which is not exposed to view, is concealed, or is inaccessible because of soil, walls or wall coverings, floors or
floor coverings, ceilings, furnishings or any other thing, is NOT included in this inspection.
Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection.
5. The following are NOT included in the inspection:
Recalls or Callbacks of any kind and from any source
Latent or concealed defects
Environmental hazards or conditions, including, but not limited to, all fungi, toxic, reactive, combustible or corrosive
contaminants, wildfire, odors, noise, flood potential, electromagnetic fields, underground storage tanks, asbestos, radon
gas, lead paint, urea formaldehyde, PCB's, water or air quality, the proximity to toxic waste sites, or other environmental
or health hazards
Structural, geological, soil or hydrological stability, survey, engineering, analysis or testing
Permit research or validation, code, installation or zoning violations
The examination of conditions related to animals, rodents, insects, wood destroying insects, organisms, or the damage
caused thereby
Radio controlled devices or low-voltage systems or relays
Security or intercom systems
Elevators, lifts or dumbwaiters
Thermostatic, time clock or photoelectric controls
Water softener or purifier systems
Furnace heat exchangers, solar heating systems and freestanding appliances
Window coverings
The examination or operation of any sewage disposal system or component including, but not limited to, septic tanks,
cesspools, and/or any underground system or portion thereof, or ejector pumps for rain or waste
Landscape or farm irrigation systems
Lawrence Real Estate Inspections
Report No. 1178
AGREEMENT
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
The condition and/or irrigation of trees, shrubs or vegetation of any kind
Any item which is hidden from view or impractical to test
Any system or component not listed in the Standards of Practice of the Nation Association of Certified Home Inspectors
as an observation requirement
Any system or component, condition, or application noted in the report as not inspected, not determined, or not reported
on
6. It is agreed that pool(s) and/or spa(s) will be observed for an additional fee. The following sets forth the limitations of
the pool and/or spa observation:
Without disassembly the inspector will observe the enclosure and/or related gates, alarms, the hardscaping and drainage
related to the inspected pool or spa, the condition of visible portions of systems, structures, or components, the normally
necessary and present equipment such as lights, pumps, heaters, filters, and related mechanical and electrical
connections.
The inspector will report on any conditions limiting or otherwise inhibiting the inspection.
The inspector is not required to determine structural integrity or leakage of any kind, evaluate thermostat(s) or their
calibration, heating elements, chemical dispensers, water chemistry or conditioning devices, low voltage or computer
controls, timers, sweeps or cleaners, pool or spa covers and related components.
The inspector does not operate or evaluate filter backwash systems.
Unless agreed upon, the inspector is not required to examine any above-ground, movable, freestanding or otherwise
non-permanently installed pool or spa, or self-contained equipment or to come into contact with pool or spa water to
examine the system, structure, or components or to determine adequacy of spa jet water force or bubble effect.
7. The report is the professional opinion of the Inspector, based on the accessibility of the certain fixed components
surveyed. Without dismantling parts of the building and/or its components, and without full use of all utilities, the
Inspector may extrapolate conclusions which cannot be confirmed during the inspection.
8. The Inspection Company does not offer any warranty or insurance for the Client or any other person in connection
with the Inspection Report. THERE IS NO WARRANTY, EXPRESSED OR IMPLIED, OF THE INSPECTION SERVICE
OR INSPECTION REPORT.
9. The Client agrees to submit to the Inspection Company, in written form, any claims or complaints prior to taking any
action thereupon. Any legal action or proceeding of any kind, whether sounding in tort or contract, against the
Inspector/Inspection Company or its officers, agents, or employees, must be brought within one (1) year from the date of
the inspection or will be deemed waived and forever barred.
10. Any dispute, controversy, interpretation or claim including claims for, but not limited to, breach of contract, any form
of negligence, fraud or misrepresentation arising out of, from or related to, this contract or arising out of, from or related
to the inspection or inspection report shall be submitted to final and binding arbitration under the Rules and Procedures
of the Expedited Arbitration of Home Inspection Disputes of Construction Arbitration Services, Inc. The decision of the
Arbitrator appointed thereunder shall be final and binding and judgement of the Award may be entered in any Court of
competent jurisdiction.
11. To the extent allowed by law, it is understood and agreed by and between the parties hereto that the
Inspector/Inspection Company is not an insurer, that the payment for the subject inspection is based solely on the value
of the service provided by the Inspector/Inspection Company in the performance of its limited visual inspection and
production of a written inspection report as described herein, that it is impracticable and extremely difficult to fix the
actual damages, if any, which may result from a failure to perform such services, and a resulting loss that the
Inspector/Inspection Company's and its officers,' agents,' or employees' liability hereunder shall be limited and fixed in an
amount equal to one hundred fifty percent (150%) of the inspection fee, as liquidated damages, and not as penalty, and
this liability shall be exclusive.
I, Thomas D. Erickson (Signature)___________________________, (Date)_______________, have read,
Lawrence Real Estate Inspections
Report No. 1178
AGREEMENT
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
understood and accepted the terms of this agreement.
I, Simone E. King (Signature)___________________________, (Date)_______________, have read, understood
and accepted the terms of this agreement.
Lawrence Real Estate Inspections
Report No. 1178
SUMMARY
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
PLEASE READ THE ENTIRE DOCUMENT
This inspection is NOT A CODE COMPLIANCE inspection. Nothing in this report should be construed as advice to the
client or other parties to purchase, or not to purchase, the property. The Visual Inspection Service provides no
guarantees that all problems or adverse conditions will be found in and around the property. Neither the inspection
company or inspector assumes responsibility for defects or adverse conditions discovered after the inspection. Photos
published in this report may not depict all areas of damage.
Priority Maintenance Items
The remainder of the report describes each of the home's systems and also details any recommendations we have for
improvements. Limitations that restricted our inspection are included as well.
The inspection represents the visual condition of the home on the date of the inspection. Problems may and do
sometimes occur between the date of the inspection and the occupancy of the home. A thorough walk through prior to
title transfer is your best protection to unexpected surprises. The purchase of a home warranty is also recommended.
Home Improvement - ballpark costs
Lawrence Real Estate Inspections Page 1 of 45
Report No. 1178
ROOFING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
General: We would like to remind you that a home inspection is general in nature and does not address specific areas
of expertise. An inspector cannot confirm the cause of defects, or make recommendations on any course of remedial
action. It is always recommended that a qualified specialist is consulted regarding specific issues of concern.
Sloped roofing material: Composition shingles Roll roofing
Limitations
Inspection performed: By walking on roof
Recommendations
RECOMMENDATIONS \ Overview
1. Condition: The primary function of the roof system is to protect against and manage the weather elements, thereby
protecting the interior and structural components of the building. Because of the important functions this system provides,
its condition should be assessed regularly and maintenance provided where/as necessary. Failure to provide consistent
professional style maintenance will reduce the life expectancy and may cause the roof to leak prematurely. The
component of roofs that is most vulnerable to early deterioration is the area around the flashings (chimneys, plumbing
stacks, the intersection of two or more roof slopes and skylights.) It is not uncommon for these areas to develop a leak
well before the rest of the roof material has aged significantly. Also, because these areas are frequently made of metal
they can be more susceptible than the rest of the roof coverings to damage from wind and temperature differences
resulting in expansion and contraction. So while the flashing may have appeared fine on the day of the inspection and
the roof may be relatively young in age, the flashings should be monitored on a regular basis (at least semi-annually) to
detect any changes in condition that may indicate that repair is necessary. Leaks left unattended can cause serious
damage to other systems and components of the home.
SLOPED ROOFING \ Roll roofing
2. Condition: Possible water pooling
Implication(s): Chance of water damage to contents, finishes and/or structure
Task: Monitor
1.
Lawrence Real Estate Inspections Page 2 of 45
Report No. 1178
ROOFING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
3. Condition: Buckling or wrinkling
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various
Task: Improve
Click on image to enlarge.
2. Buckling or wrinkling
4. Condition: Open seams
Sealing and maintenance to roof edge seam recommended
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 3 of 45
Report No. 1178
ROOFING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
3. Open seams
SLOPED ROOFING \ Composition shingles
5. Condition: Moss growth noted on roof
Implication(s): Material deterioration
Task: Improve
4. Moss growth noted on roof
Lawrence Real Estate Inspections Page 4 of 45
Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Gutter & downspout material: Metal
Gutter & downspout type: Eave mounted
Gutter & downspout discharge: Above grade
Lot slope:
Hillside
Click on image to enlarge.
Wall surfaces - wood: Boards
Soffit and fascia: Wood
Retaining wall: Wood
Driveway: Asphalt
Walkway: Concrete
Exterior steps: Concrete Wood
Fence: Wood
Limitations
Upper floors inspected from: Ground level
Exterior inspected from: Ground level
Lawrence Real Estate Inspections Page 5 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Recommendations
General
6. Preventing Leakage - Ongoing maintenance is required for caulking on all doors, windows, siding, trim and wall
penetrations such as furnace vents, hose bibs, air conditioning lines etc. It is recommended that the caulking is inspected
annually for deterioration and replaced as required.
Implication(s): Chance of water damage to contents, finishes and/or structure, Chance of pests entering building,
Material deterioration
Location: Throughout
Task: Improve Monitor
ROOF DRAINAGE \ Gutters
7. Condition: There is debris build up in the gutters at this time. The inspector recommends cleaning the
gutters for preventive maintenance considerations. Debris can clog the gutters, down spouts,
and/or drain system if not removed on a regular basis. Removal of the debris may reveal
conditions that could not be viewed. Cleaning the gutters on an annual basis is recommended
for proper care and maintenance of the gutter system
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Throughout
Task: Improve
5. There is debris build up in the gutters at...
8. Condition: Rust
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 6 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
6. Rust
ROOF DRAINAGE \ Downspouts
9. Condition: Downspouts end too close to building
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 7 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
7. Downspouts end too close to building
WALLS \ Trim
10. Condition: Rot or insect damage
Review pest inspection report for more detailed information on these areas
Implication(s): Chance of water damage to contents, finishes and/or structure | Material deterioration
Location: Various
Task: Improve
8. Rot or insect damage 9. Rot or insect damage
11. Condition: Loose
Implication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 8 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
10. Loose
WALLS \ Wood siding
12. Condition: Crawlspace screens damaged
Implication(s): Chance of pests entering building
Location: Front
Task: Improve
11.
13. Condition: Rot or insect damage
Review pest inspection report for more detailed information on these areas
Implication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure | Material deterioration
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 9 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
12. Rot or insect damage 13. Rot or insect damage
14. Condition: Too close to grade
Implication(s): Chance of water damage to contents, finishes and/or structure | Material deterioration | Rot | Insect
damage
Location: Various
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 10 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
14. Too close to grade
EXTERIOR GLASS \ Glass (glazing)
15. Condition: Cracked
Implication(s): Cosmetic defects
Location: Laundry Area
Task: Improve
15. Cracked
EXTERIOR GLASS \ Sashes
16. Condition: Hinges installed on exterior
Implication(s): Poor security
Task: Improve
Lawrence Real Estate Inspections Page 11 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
16.
17. Condition: Inoperable
Implication(s): Equipment inoperative
Location: Various
Task: Improve
17. Inoperable
EXTERIOR GLASS \ Frames
18. Condition: Rot or insect damage
Implication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure | Material deterioration
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 12 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
18. Rot or insect damage
EXTERIOR GLASS \ Exterior trim
19. Condition: Rot or insect damage
Implication(s): Material deterioration
Location: Various
Task: Improve
19. Rot or insect damage
DOORS \ Doors and frames
20. Condition: Rot or insect damage
Implication(s): Cosmetic defects | Chance of damage to finishes and structure
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 13 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
20. Rot or insect damage
21. Rot or insect damage
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings
21. Condition: Stair rise too big or not uniform
Implication(s): Trip or fall hazard
Location: Front
Task: Improve
22. Wood/soil contact
22. Condition: Wood/soil contact
Implication(s): Shortened life expectancy of material | Material deterioration
Location: Various
Task: Improve
Lawrence Real Estate Inspections Page 14 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
23. Wood/soil contact
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards
23. Condition: Missing
Handrails are generally recommended when three or more steps are present. Handrails should be 1 1/4 to 2 inches in
diameter for a round handrail. If the handrail is not round, then the handrail's perimeter should be 4 to 6 1/4 inches
Implication(s): Fall hazard
Location: Various
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 15 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
24. Missing
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General
24. Condition: Wood/soil contact
Implication(s): Rot | Insect damage
Location: Various
Task: Improve
25. Wood/soil contact
LANDSCAPING \ Walkway
25. Condition: Cracked or damaged surfaces
Implication(s): Trip or fall hazard
Location: Various
Task: Improve Monitor
Lawrence Real Estate Inspections Page 16 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
26. Cracked or damaged surfaces
LANDSCAPING \ General
26. Condition: Tall trees were noted around and/or over the main house. Falling tree limbs and trees can be hazardous
and cause damage to buildings. Suggest consulting a licensed arborist for inspection and any corrections in these areas.
Location: Various
Task: Further evaluation Monitor
27. Tall trees were noted around and/or over th...
27. Condition: Due to the nature of the lot review by Geologist or Soils Engineer advised.
Task: Further evaluation
LANDSCAPING \ Retaining wall
28. Condition: Rot or insect damage
Implication(s): Weakened structure | Chance of movement
Task: Improve
Lawrence Real Estate Inspections Page 17 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
28. Rot or insect damage
29. Condition: Leaning
Implication(s): Weakened structure | Chance of movement
Location: Front
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 18 of 45Report No. 1178
EXTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
29. Leaning
LANDSCAPING \ Fence
30. Condition: General fence repairs and maintenance needed
Implication(s): Material deterioration
Location: Rear
Task: Improve
30. General fence repairs and maintenance needed
Lawrence Real Estate Inspections Page 19 of 45Report No. 1178
STRUCTURE
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Configuration: Crawl space Piers
Foundation material: Poured concrete
Floor construction: Joists
Roof and ceiling framing: Not visible
Limitations
Inspection limited/prevented by: The majority of wall, ceiling, floor framing members are not visible and their condition
cannot be verified.
Attic/roof space: No access
Crawl space: No access
Recommendations
FOUNDATIONS \ Foundation
31. Condition: Cellulose debris present in crawlspace area. This can be an entry point for wood destroying pests and
organisms
Location: Crawl Space
Task: Improve
31. Cellulose debris present in crawlspace area...
32. Condition: Wood/soil contact
Implication(s): Weakened structure
Location: Various
Task: Improve Monitor
ROOF FRAMING \ Rafters/trusses
33. Condition: Ridge sagging
Implication(s): Weakened structure | Chance of structural movement
Lawrence Real Estate Inspections Page 20 of 45Report No. 1178
STRUCTURE
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Task: Monitor
Click on image to enlarge.
32. Ridge sagging
Lawrence Real Estate Inspections Page 21 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Service entrance cable and location: Overhead
Service size: 125 Amps (240 Volts)
Main disconnect/service box type and location: Breakers-Front of the building
Distribution wire material and type: Copper - knob and tube
Limitations
General: Low voltage components such as cable / phone / internet are not part of a home inspection.
General: Many of the components that make up an electrical system are concealed in wall cavities, conduits, chases,
junction boxes etc. No commentary will be provided on concealed items
Inspection limited/prevented by: Restricted access
System ground: Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
Recommendations
General
34. Ground Fault Circuit Interrupters (GFCI):
It is recommended that GFCI protection is installed for any electrical outlet located outside, in bathrooms or within 5' of
any sink, such as kitchens and laundry areas. These safety devices should be tested regularly in accordance with the
manufacturer's specifications.
Implication(s): Electric shock, Fire hazard
Location: Throughout
Task: Improve
33. No GFCI bathroom 34. No GFCI bathroom
SERVICE DROP AND SERVICE ENTRANCE \ Service drop
35. Condition: Height over roof
Lawrence Real Estate Inspections Page 22 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
It is recommended that new service drops be 18" above roof line
Implication(s): Electric shock
Location: Front
Task: Improve
Click on image to enlarge.
35. Height over roof
SERVICE BOX, GROUNDING AND PANEL \ Service box
36. Condition: Panel interior cover or deadfront
Implication(s): Electric shock
Location: Front
Task: Improve
Lawrence Real Estate Inspections Page 23 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
36. 37.
37. Condition: Obsolete service box
Please visit http://www.ismypanelsafe.com/zinsco.aspx for more information.
Implication(s): Electric shock | Fire hazard
Location: Front
Task: Upgrade
38. Obsolete service box
DISTRIBUTION SYSTEM \ Wiring - installation
38. Condition: Knob and tube wire: Knob and tube wiring is a method of wiring which is no longer in use. Knob and
tube wiring may be used to extend the existing system in some municipalities but its further use is not recommended.
Open junctions are the major problems with this type of wire with wear and loss of insulation due to age closely following.
The inspector will not be able to ascertain the condition of the wire when it travels though walls, etc. Be prepared to
replace large amounts of building wiring if you intend to remodel with total rewiring a possibility
Lawrence Real Estate Inspections Page 24 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Task: Monitor Upgrade
39. Knob and tube wire: Knob and tube wiring is...
DISTRIBUTION SYSTEM \ Switches
39. Condition: Inoperative
Implication(s): Inadequate lighting
Location: Various
Task: Improve Further evaluation
40. Inoperative
DISTRIBUTION SYSTEM \ Outlets (receptacles)
40. Condition: Ungrounded
Implication(s): Electric shock
Location: Throughout
Task: Improve
Lawrence Real Estate Inspections Page 25 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
41. Ungrounded
41. Condition: Loose
Not flush with mounting surface
Implication(s): Electric shock | Fire hazard
Location: Kitchen
Task: Improve
42. Loose
DISTRIBUTION SYSTEM \ Cover plates
42. Condition: Missing
Implication(s): Electric shock
Task: Improve
Lawrence Real Estate Inspections Page 26 of 45Report No. 1178
ELECTRICAL
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
43. Laundry Area
Lawrence Real Estate Inspections Page 27 of 45Report No. 1178
HEATING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Fuel/energy source: Electricity
System type: Space heaters
Main fuel shut off at: Exterior wall
Fireplace: Wood stove
Chimney/vent: Metal
Limitations
Safety devices: Not tested as part of a building inspection
Heat loss calculations: Not done as part of a building inspection
Recommendations
SPACE HEATER \ Electric baseboard heater/space heater
43. Condition: Knob missing
Implication(s): Reduced operability
Location: Various
Task: Improve
44. 45.
CHIMNEY AND VENT \ Inspect/sweep chimney
44. Condition: Wood burning equipment requires regular maintenance and cleaning for safety. It is strongly
recommended to have the chimney, fireplace / wood stove inspected by a certified technician prior to first use and
serviced annually thereafter.
Implication(s): Fire hazard
Task: Improve Further evaluation
CHIMNEY AND VENT \ Masonry chimney cap
45. Condition: Screen deteriorated
Lawrence Real Estate Inspections Page 28 of 45Report No. 1178
HEATING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Implication(s): Fire hazard
Task: Improve
46.
Lawrence Real Estate Inspections Page 29 of 45Report No. 1178
INSULATION AND VENTILATION
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Attic/roof insulation amount/value: Not visible
Attic/roof ventilation: Gable vent
Floor above crawlspace insulation amount/value: None found
Crawlspace ventilation: Wall Vents
Lawrence Real Estate Inspections Page 30 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Water supply source: Not determined
Supply piping in building: Galvanized steel-Galvanized steel piping has an average life expectancy of fifty to seventy
years. When the pipes wear out, rust accumulates inside the pipe and restricts the diameter of the pipe, resulting in
reduced water pressure and flow. Cleaning debris out of shower heads, faucet strainers and valves may improve flow for
the short term. Replacing the supply piping in sections is a common practice for the readily accessible sections of piping
in crawl spaces. Consideration will need to be given to upgrading the galvanized supply water pipes when the flow is
reduced to a level that does not provide the intended service
Supply piping in building: Copper
Main water shut off valve at the: Exterior wall
Water heater fuel/energy source: Electric
Water heater type: Conventional
Tank capacity: 40 gallons
Waste disposal system: Not determined
Waste piping in building: Cast iron-The sewer main line appears to be Cast Iron where it enters the ground. Sewer
piping in houses of this era typically have an expected lifespan of 50 years, however there are exceptions on both sides.
In structures of this type and age, it is extremely rare that the main sewer line has been repaired or replaced. This
inspection does not cover failure to sewer lines due to their inaccessibility to visual inspection. Occasional clearing of
cast iron drain piping is often needed due to debris blockage caused from the rough inside of the piping. Annual clearing
of the sewer line may indicate a condition that would warrant a camera inspection of the line to determine if any repairs
are needed. Spare use of garbage disposals is recommended on cast iron and galvanized steel waste piping due to the
fact that they are prone to blockage. Water was run in all locations during the inspection and no indications of backing up
were noted at the time of the inspection. Invasive inspecting can be performed by qualified plumbing and/or drainage
contractors using a camera if such information is desired. Questioning the seller on any clearing of the
sewer line that has been needed during their ownership is recommended
Limitations
Items excluded from a building inspection: Concealed plumbing
Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible conditions. The
function and effectiveness of laundry stand pipes, vent pipes, floor drains, fixture overflows, anti-siphon devices and
similar items generally cannot be evaluated. Conditions are subject to unpredictable change, e.g; leaks may develop,
water flow may drop, drains may become blocked, etc. The detection of sewer gases and the condition/function of
sub-slab or in ground piping is excluded from a standard inspection. In ground piping is subject to blockage/collapse
Items excluded from a building inspection: Water quality Septic system Isolating/relief valves & main shut-
off valve Concealed plumbing Tub/sink overflows Water heater relief valves are not tested
Lawrence Real Estate Inspections Page 31 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Recommendations
General
46. Preventing Leakage - Ongoing maintenance is required for grout and caulking in showers and bath tub areas.
It is recommended that the grout and caulking is inspected annually for deterioration and repaired or replaced as
required.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Throughout
Task: Improve Monitor
47. Caulking or sealing needed 48. Caulking or sealing needed
47. Plumbing additions / modifications noted. The inspector will not ascertain whether the remodel or repairs comply with
applicable building codes or whether permits were obtained.
Location: Various
Task: Further evaluation
49. Altered gray water drain
Lawrence Real Estate Inspections Page 32 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
SUPPLY PLUMBING \ Supply piping in building
48. Condition: Dielectric / brass intermediary coupling(s) not located. A dielectric coupling is a union with an insulating
washer that prevents electrolysis from occurring between galvanized pipe and copper pipe where they are joined
Implication(s): Material deterioration
Location: Crawl Space
Task: Improve
50. Dielectric / brass intermediary coupling(s)...
49. Condition: Excessive pressure
Recommend 60 to 70 PSI. Current pressure noted at 90 PSI
Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 33 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
51. Excessive pressure
WATER HEATER \ Tank
50. Condition: Insufficient seismic strapping. Minimum 1 1/2" x 16 Gauge metal strap material installed within th
e top 1/3 of the heater and the bottom 1/3 of the water heater. Straps should wrap around the water heater. The lower
strap must be a minimum of 4 inches above the control unit. Straps must be lag bolted into the wall studs
Location: Closet
Task: Improve
51. Condition: Safety pan and drain missing
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Closet
Task: Improve
52. Safety pan and drain missing
WATER HEATER \ Temperature/pressure relief valve
52. Condition: Poor termination point: Should discharge to the exterior or in a safety drain pan
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Closet
Task: Improve
Lawrence Real Estate Inspections Page 34 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
53. Condition: Discharge tube too narrow
Implication(s): Steam explosion
Location: Closet
Task: Improve
53. Discharge tube too narrow
WASTE PLUMBING \ Drain piping - installation
54. Condition: Clean out cover missing
Implication(s): Health risk, Material deterioration
Location: Right Side
Task: Improve
54. Clean out cover missing
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
55. Condition: Drain stop missing
Implication(s): Reduced operability
Location: Bathroom
Task: Improve
Lawrence Real Estate Inspections Page 35 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
55. Drain stop missing
FIXTURES AND FAUCETS \ Faucet
56. Condition: Loose
Implication(s): Equipment failure
Location: Kitchen
Task: Improve
56. Loose
FIXTURES AND FAUCETS \ Toilet
57. Condition: Prior or present leak apparent
Implication(s): Chance of water damage to contents, finishes and/or structure
Task: Further evaluation
Lawrence Real Estate Inspections Page 36 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
57.
58. Condition: Seat and lid missing
Location: Bathroom
Task: Improve
58.
FIXTURES AND FAUCETS \ Bathtub
59. Condition: Clean out cover missing. Installed aluminum foil is considered insufficient
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Bathroom
Task: Improve
Lawrence Real Estate Inspections Page 37 of 45Report No. 1178
PLUMBING
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
59.
60. Condition: Leak
The leak was not visually verified. Further study is advised
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Bathroom
Task: Further evaluation
Lawrence Real Estate Inspections Page 38 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Description
Major floor finishes: Wood Carpet
Major wall and ceiling finishes: Plaster/drywall
Windows: Sliders Casement Wood Metal
Glazing: Single Double
Exterior doors - type/material: Hinged
Oven type: Conventional
Oven fuel: Electricity
Range fuel: Electricity
Laundry facilities: Hot/cold water supply 240-Volt outlet
Bathroom ventilation: None
Limitations
General: All buildings built before the mid 1980's may include asbestos containing materials, such as plaster, floor or
r ceiling tiles, insulation etc. These materials could pose a health risk if they are damaged or if they need to be removed
or replaced during renovations. Professional asbestos abatement can be a major expense if required. Environmental
issues are beyond the scope of a home inspection, and you are advised to consult a qualified specialist if necessary
Not included as part of a building inspection: Alarm operation is generally not tested by the inspector. Operation
today does not guarantee operation tomorrow and it is extremely important that the smoke alarm and/or CO alarm
properly operate at ALL times. You are advised to test the alarm immediately upon taking possession of the property and
on a regular basis thereafter to ensure it operation. Smoke alarms must be installed at all bedroom entrance areas.
Appliances: The clothes washer and dryer were not tested as they may not be included in the transfer of the property.
Every washer
and dryer may differ in its effectiveness. The hot and cold hookups appeared adequate. The drain line appeared
adequate. Suggest installing a water catch pan under washing machine units.
Recommendations
General
61. Rodent droppings noted. Rodent droppings can be a health hazard. Rodents can cause fires by chewing into wiring
You may want to contact a General Pest Control Company to eradicate the problem "tenants" if necessary. Rats/mice
can get into a structure though an opening one quarter inch.
Location: Various
Task: Further evaluation Monitor
FLOORS \ General
62. Condition: Uneven
Implication(s): Sign of structural settlement
Location: Various
Task: Monitor
Lawrence Real Estate Inspections Page 39 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
WALLS \ Plaster or drywall
63. Condition: Patched
Implication(s): Cosmetic defects
Location: Various
Task: Improve
60. Patched
CEILINGS \ Plaster or drywall
64. Condition: Damaged. This may have been caused by a prior plumbing, roof or siding leak
Implication(s): Cosmetic defect
Location: First Floor Bedroom
Task: Improve Monitor
61.
65. Condition: Water stained
Implication(s): Material deterioration
Location: First Floor Bathroom
Task: Improve
Lawrence Real Estate Inspections Page 40 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
DOORS \ Doors and frames
66. Condition: Door drags floor surface
Implication(s): Material deterioration
Location: Various
Task: Improve Monitor
62.
DOORS \ Hardware
67. Condition: Does not latch properly
Location: Closet
Task: Improve
63. Does not latch properly
STAIRS \ Handrails
68. Condition: Missing
Implication(s): Fall hazard
Task: Improve
Lawrence Real Estate Inspections Page 41 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
Click on image to enlarge.
64. Missing
STAIRS \ Spindles or balusters
69. Condition: Too far apart
Implication(s): Fall hazard
Task: Improve
Lawrence Real Estate Inspections Page 42 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
65. Too far apart
EXHAUST FANS \ Exhaust fan
70. Condition: Missing
Ventilation systems should be installed in all bathrooms. This includes bathrooms with windows, since windows may not
be opened during the winter months
Implication(s): Chance of condensation damage to finishes and/or structure
Task: Improve
Click on image to enlarge.
Lawrence Real Estate Inspections Page 43 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
66. Missing
EXHAUST FANS \ Kitchen range exhaust system
71. Condition: Missing
Implication(s): Hygiene issue
Location: Kitchen
Task: Improve
67. Missing
APPLIANCES \ Oven
72. Condition: Anti-tipping device missing
Implication(s): Physical injury
Location: Kitchen
Task: Improve
Lawrence Real Estate Inspections Page 44 of 45Report No. 1178
INTERIOR
145 Knob Hill Road, Boulder Creek, CA June 2, 2014 www.lawrenceinspections.com
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
68. Anti-tipping device missing
APPLIANCES \ Dryer
73. Condition: Dryer vent disconnected
Location: Laundry Area
Task: Improve
69. Dryer vent disconnected
END OF REPORT
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