Property Inspection Report - Eastbayhomeinspector

ATTIC We use a flashlight at the attic access opening or from an approved equipment service deck to conduct a very limited inspection of the visible areas of the attic. The following conditions can block visual inspection and entry into the attic space: insulation concealment, low roof clearance, roof support framing, roof replacement debris, rodent infestation, chimneys, flues, exhaust ducts, heating/cooling ducts, plumbing pipes, bathroom vent ducts, stored personal items, excessive temperature, and/or exposed or covered by insulation Knob & Tube wiring. Evidence of termites, insects, bees, hornets, wasps, squirrels, rats, mice, squirrels, birds, bats, nests, and/or other life activity may not have been observed or smelled. We highly recommend asking the seller to comment prior to the close of the contingency, if they know of any unwanted conditions in the attic. ATTIC 6.1 ACCESS The visible sections of the attic were viewed from a couple of different access openings only. If the attic is entered by an individual willing to take on the liability of possible damage to the ceiling below and possible health and safety risks; there's the possibility of discovering a condition that wasn't visible when the inspector viewed the attic from the attic access opening. 6.2 FRAMING: The visible attic/roof framing was in good condition. 6.3 VENTILATION: The visible attic vent screens are in good condition. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 12

6.4 DUCTS: The visible attic heating/cooling ducts were in good condition. 6.5 INSULATION CONDITION: The visible attic insulation is in good condition. The insulation is installed backwards with the foil or paper barrier visible. The vapor barrier side of the insulation batt should be installed towards the heated side of the home for best performance. PLUMBING We inspect readily accessible and visible: 1. Water supply piping 2. Drain, waste, and vent piping 3. Faucets and fixtures 4. Fuel gas piping 5. Water heaters 6. Functional flow and functional drainage The inspector does not measure water pressure to the house, but does check functional water flow. Contact the local water utility company to measure water pressure from the street. Per State Bill 407, water conserving plumbing fixtures (toilets, sink fixtures, shower heads) are required when an existing property was built on or before Jan 1994. and is undergoing additions, alterations or improvements, after Jan 1, 2017. Home sellers are required to disclose to buyers whether there are any non-compliant plumbing fixtures on the property. WATER AND SHUT OFF LOCATION: 7.1 LOCATION - MATERIAL: The homeowner water shutoff valve was located at the right side of the two car garage. 7.2 CONDITION: The main water shutoff valve was in good condition. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 13

GAS & SHUT OFF LOCATION: 7.3 LOCATION: The natural gas meter was located on left side of the building. 7.4 CONDITION: The gas service meter was in good condition. 7.5 CONDITION 3 There was no gas valve shutoff wrench at the gas meter. We recommend providing a gas shutoff wrench, so that the gas flow can be shut off manually in an emergency. No automatic gas shutoff valve was installed at the gas service meter. Some counties, local building departments and home owner insurance companies require this seismic safety device at the gas meter. Check to see if this is a requirement for this property prior to taking possession of the house. Contact a licensed plumber to install an automatic gas shutoff valve. The gas service meter plumbing pipe surfaces are beginning to rust. Contact PG&E for a no charge review of the gas system and gas-fired appliances. HOSE FAUCETS: 7.6 CONDITION: The accessible exterior hose bibs (water faucets) were working at the time of our inspection. Faucets not attached to the home, are not tested. SUPPLY PLUMBING: 7.7 MATERIAL: The visible water supply pipes were copper. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 14

7.8 CONDITION: The visible water supply plumbing pipes were in good condition. WASTE PLUMBING: 7.9 MATERIAL: ABS (acronym for acrylonitrile, butadiene), a rigid black plastic pipe, 7.10 CONDITION: The visible portions of the plumbing drain and waste pipes were in good condition. 7.11 SEWER LATERAL: A sewer lateral pipe cleanout is located at the right of the house. WATER HEATER 1: 7.12 LOCATION: A water heater is located in the garage. 7.13 TYPE: The water heater uses natural gas to heat the water. 7.14 AGE/CAPACITY Water heater was manufactured in 2015 and is a 75 gallon size. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 15

7.15 STRAPS: Ok The water heater was strapped, braced, or anchored per State guidelines to resist toppling during an earthquake. 7.16 PLUMBING: The water supply/return plumbing at the water heater was in good condition. 7.17 RELIEF VALVE: The water heater safety valve discharge pipe terminates next to the water heater. This doesn't meet requirements of terminating at the exterior or to an approved receptor. This is a personal safety concern, if the valve opens and someone is nearby. We recommend review by a licensed plumber prior to taking possession of the house. 7.18 FLUE OK The water heater exhaust flue was in good condition. ELECTRICAL We are not electricians, nor are we building code compliance inspectors. The inspection of the electrical system should be considered a 'top-level' general review of observed electrical conditions at time of inspection. If electrical panels are accessible and considered safe to open, we may do so to check interior panel conditions. We do not evaluate every instance of a component (electrical outlet, switch, light, circuit breaker, wire, circuit, etc), but rather check a representative sample of each component, as a means of assessing the general status of electrical conditions. Buildings that have a Bulldog, Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric electrical panel should have it evaluated by a licensed electrician, as these older types of panels and breakers are sometimes obsolete, have safety concerns, or are difficult to service The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 16

SERVICE: 8.1 SERVICE: The incoming electrical service cables were installed underground between an electrical service vault and the building. ELECTRICAL MAIN PANEL: 8.2 LOCATION: The main electrical panel is located at the left exterior of the building. 8.3 ELECTRICAL CAPACITY: The main electrical panel has an installed 200 amp (amperes) electrical circuit breaker for turning the electricity to the house On/Off. 8.4 CONDITION OK: The main electrical panel was in good condition at the time of our inspection. SUB-PANEL 1: 8.5 LOCATION: Garage. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 17

8.6 TYPE: The electrical subpanel uses circuit breakers to turn the electrical power on or off. 8.7 PANEL CONDITION Ok: The electrical subpanel circuit breakers were labeled and the panel was in good condition. INTERIOR WIRING: 8.8 WHAT IS GFCI? A GFCI (ground fault circuit interrupter) electrical wall outlet is a special type of electrical outlet designed to protect people from electrical shock in bathrooms, kitchens, garages, house exterior, pools, etc where there's water. 8.9 GFCI CONDITION: The installed GFCI electrical wall outlets (outlets with test/ reset buttons) were tested and were in operable condition. 8.10 OUTLETS OK: A sample of the readily accessible electrical wall outlets (not blocked by furniture) were tested and the sampled outlets were found to be in operable condition. 8.11 SWITCHES: A representative number of electrical wall switches were tested and the sampled electrical switches were found to be in good condition. Some of the wall switches were found to be without an obvious function. 8.12 LOW VOLTAGE The evaluation of low-voltage wiring in the building or on the property including, but not necessarily limited to telephone, computer, security systems, data transfer lines, TV antenna and cables, security alarm, intercom, doorbell, low voltage outdoor lighting, and stereo wiring is beyond the scope of this inspection. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 18

GARAGE - CARPORT TYPE: 9.1 TYPE: There is a three car split garage. FLOOR: 9.2 CONDITION: The visible garage floors were in good condition. GARAGE DOORS: 9.3 CONDITION: The 2 car door was worn, water damaged, weathered, and/or there was peeling paint. We recommend review by a qualified garage door specialist, as the door may have to be replaced. Moisture stains were noted on the inside of the wood framed garage vehicle door. This is a typical condition, but suggests that the garage door panels are in need of painting and/or sealing. Review a current structural (termite) pest report. 9.4 OPENER CONDITION: If the home buyer doesn't get two garage door remote openers, the buyer should consider purchasing new universal remote controls for the garage door(s) for security, not knowing where one or more of the original two garage door remote controllers may be. Both of the garage doors opener wall switches had to be held down in order to fully close both of the garage doors. Both garage door openers are in need of service. We recommend review by a garage door specialist prior to taking possession of the house. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 19

FIRE DOOR: 9.5 CONDITION: The passage doors between the garage and the habitable house were in operable condition (self-closing and latching). FIREWALL: 9.6 WALL CONDITION: A cooling wall unit for the wine closet was installed in the single car garage firewall. This doesn't meet building requirements and is an entry point for fumes, fire, smoke and vapors and is a health safety concern. We highly recommend review by a licensed contractor prior to taking possession of the house. CEILING: 9.7 CEILING CONDITION: The garage ceilings were inspected for water stains and none were noted at the time of inspection. GARAGE NOTES: 9.8 CONDITION: There were rodent droppings in the garage. This is a health safety concern. We recommend cleaning up the rodent activity and installing weather seals around doors, repairing any damaged ventilation screens and sealing any openings from the exterior. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 20

GARAGE ATTIC 9.9 ACCESS The visible sections of the garage attic was viewed from the access opening only. 9.10 ISSUES: There was excessive clothes dryer lint in the single car garage attic. See additional comment under the Laundry section. INTERIOR Wall, floor and ceiling surfaces that are visible and accessible are inspected. We do not move furniture or personal items. The condition of walls behind wall coverings, wall hangings, stored items, drapes and/or furniture cannot be judged. As a general rule, cosmetic wall deficiencies (hairline cracks, dents, scuff marks, damaged paint) are considered normal wear and tear and are not reported. WINDOWS: 10.1 TYPE: Dual pane windows are installed. 10.2 DISCLAIMER This property has dual pane windows. When there's a visible fogginess, streaking or condensation at a dual pane window. it's an indication of a failed perimeter window seal due to weather conditions. We make every effort to identify failed window seals; but make no guarantee that all windows with failed seals have been identified in this building. 10.3 CONDITION: The accessible windows that the inspector was able to walk up to were in operable condition. Windows blocked by furniture, blinds, stored items, high on a wall or on other side of a bathtub were not inspected. We recommend a review of all windows at the final walk through inspection. FRONT DOOR: 10.4 CONDITION: The door latch for the front entry door is broken per the realtor assistant, as stated to the inspector. We recommend review of the front door latch by a qualified door specialist prior to taking possession of the house. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 21

INTERIOR DOORS: 10.5 CONDITION: The interior doors were in operable condition. CLOSET DOORS: 10.6 CONDITION: The closet doors were in good condition at the time of our inspection. FIREPLACE: 10.7 FIREPLACES: The living room fireplace is installed with decorative gas logs, glass beads or sand and is not a wood burning fireplace. We do not turn on the gas valve and light decorative gas logs. We recommend inspection of the gas log fireplace and flue by a licensed fireplace specialist prior to taking possession of the house. The inspector was unable to inspect the family room fireplace due to TV sitting on the hearth in front of the firebox. We recommend review of the fireplace and chimney by a license chimney specialist prior to taking possession of the house. 10.8 DAMPER CONDITION: The living room fireplace has a gas valve. It is now a requirement to have a C-clamp installed on the fireplace flue damper plate edge. In the event of a leaking gas valve, the C-clamp prevents gas from entering the living space by keeping the damper plate above the firebox partially open. This is a potential health/safety concern. We recommend review by a licensed fireplace specialist. 10.9 HEARTH CONDITION: The living room fireplace hearth extension was in good condition at the time of our inspection. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 22

WALLS: 10.10 WALL CONDITION: Not all wall surfaces were viewed as some wall sections were hidden by furniture, stored items and drapes. Conditions in need of repair may be discovered. Any observed hairline cracks in the interior walls are 100% cosmetic and not structurally threatening. CEILINGS: 10.11 CEILING CONDITION: The ceilings were in good condition. Any observed hairline cracks are considered a cosmetic condition and are not structurally threatening. Repair is optional. FLOORS: 10.12 FLOOR CONDITION: The visible flooring materials (excludes flooring covered by area rugs, furniture and personal items) were in good condition at the time of our inspection. 10.13 CARPET CONDITION: Loose carpeting was noted in one or more carpeted rooms, where the carpet backing has stretched and created a raised section of carpet. a potential tripping concern. We recommend review by a qualified flooring specialist. SMOKE DETECTOR 10.14 READ ME In California, smoke detectors are required in: 1) bedrooms 2) bedroom hallways 3) each story of the house, finished attics, basements, at the top of a stairway on the ceiling, and at bottom of basement stairs on ceiling. Follow manufacturers installation instructions. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 23

10.15 COMMENTS S1: Smoke detectors were installed in the downstairs bedrooms and in the downstairs hallway; but no smoke detector was observed upstairs outside of the bedrooms. This is a fire safety concern, a liability and doesn't meet building requirements. We highly recommend having the required smoke detectors installed. A battery was missing from one or more left side bedroom smoke detectors. This is a concern, as a hard-wired detectors will not sound during a power outage; and a battery-operated smoke detectors will not respond to smoke. We highly recommend installing replacement batteries in all of the smoke detectors. CO DETECTOR 10.16 CONDITION: Carbon monoxide (CO) detectors were installed outside the right side bedroom area and upstairs, but not outside the left side bedroom area. This is a health safety concern and a home owner's liability. We highly recommend installing one more (1x) CO detector in this left side bedroom area hallway prior to taking possession of the house. STAIRS & HANDRAILS: 10.17 CONDITION: The interior stairs, the handrail (and guard railings) were in good condition. EXTERIOR DOORS: 10.18 CONDITION: One or more exterior house doors were inspected and found to be in operable condition. The House Whisperer This report is the exclusive property of the inspection company and Client who paid for the report. Use of the report by others is prohibited. 24

HEATING & AIR CONDITIONING Our inspection of the heating and/or cooling system includes an examination of the readily accessible and visible major components: heat pumps, wall heater, heating furnace, AC condenser, AC evaporator coil, boilers, etc., to determine defects, excessive wear, and general state of repair. We activate the wall thermostat and check for an appropriate response. We don't remove equipment panels. We don't check the performance of the HVAC system. We recommend periodic inspections of the equipment by a licensed HVAC service technician. AIR CONDITIONING: 11.1 TYPE: This property is installed with a central air conditioning system consisting of an evaporator coi

Property Inspection Report Prepared for: Linzi Liu West Ruby Hill Dr, Pleasanton 01/27/2022 Report #3694 Inspected by Glenn Stewart of The House Whisperer LLC 1.800.662.8589 Prepared for: Home Buyer 00/00/2022 Report #8537