HPB Agenda Packet - 07-24-2019
Historic Preservation Board
REGULAR MEETING AGENDA
Wednesday, July 24, 2019 | 5:00 PM
City Council Chambers, City Hall, 70 N First St., Campbell, California
CALL TO ORDER / ROLL CALL
AGENDA MODIFICATIONS OR POSTPONEMENTS
APPROVAL OF MINUTES
1. Approval of Minutes of June 26, 2019 (Voice Vote)
Meeting Minutes, 6/26/2019
ORAL COMMUNICATIONS
This portion of the meeting is reserved for individuals wishing to address the Board on matters
of community interest that are not listed on the agenda. In the interest of time, the Chair may
limit speakers to three minutes. Please be aware that State law prohibits the Board from acting
on non-agendized items, however, the Chair may refer matters to staff for follow-up.
BOARD/STAFF ANNOUNCEMENTS
PUBLIC HEARINGS
2. 74 N Second Street – HRI Rescission Request (Resolution/Roll Call Vote)
Public Hearing to consider the application of Linda Tsai to remove/rescind (PLN2019-
101) a Structure of Merit commonly known as the Smith House, on property located at
74 N Second Street, from the City of Campbell Historic Preservation Inventory. Staff is
recommending that this project be deemed Categorically Exempt under CEQA.
Staff Report
3. 20 Alice Avenue – Tier 1 Historic Resource Alteration Permit (Resolution/Roll Call
Vote)
Public Hearing to consider the application of Stephanie Patience for a Tier 1 Historic
Resource Alteration Permit (PLN2019-110) to allow exterior alterations (including
replacement/repair of siding, roofing, gutters, and foundation) to an Alice Historic
District property commonly known as the William and Dorothy (Mills) Harrison House,
on property located at 204 Alice Avenue. Staff is recommending that this project be
deemed Categorically Exempt under CEQA.
Staff Report
Historic Preservation Board Agenda for July 26, 2019 Pg. 2
NEW BUSINESS
4. 313 E. Campbell Avenue – Window Replacement
Referral from the Community Development Director requesting that the Historic
Preservation Board provide direction regarding the proposed installation of vinyl
windows on a Structure of Merit located at the rear of The Courtyard, on property
located at 313 E Campbell Avenue.
Staff Memorandum
OLD BUSINESS
STUDY SESSION
ADJOURNMENT
Adjourn to the next regularly scheduled Historic Preservation Board meeting of August 28,
2019, at 5:00 PM, in the City Hall Council Chambers, 70 North First Street, Campbell, California.
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are available
for meetings held in the Council Chambers. If you require accommodation to participate in the
meeting, please contact Corinne Shinn at the Community Development Department, at
corinnes@cityofcampbell.com or (408) 866-2140.
Historic Preservation Board
REGULAR MEETING MINUTES
Wednesday, June 26, 2019
City Council Chambers, City Hall, 70 N First St., Campbell
CALL TO ORDER
The Historic Preservation Board meeting of June 26, 2019, was called to order at 5:00
p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair
Foulkes, and the following proceedings were had to wit.
ROLL CALL
HPB Members Present: HPB Members Absent
Michael Foulkes, Chair Yvonne Kendall, Vice Chair Susan Blake
Laura Taylor Moore Staff Members Present:
Todd Walter
Daniel Fama, Senior Planner
Corinne Shinn, Recording Secretary
APPROVAL OF MINUTES
1.Approval of HPB Minutes of May 22, 2019
Motion: Upon motion of Board Member Walter, seconded by Board Member
Blake, the Historic Preservation Board minutes of the meeting of May
22, 2019, were approved as submitted. (4-0-1; Vice Chair Kendall was
absent)
ORAL COMMUNICATIONS (ITEMS NOT AGENDIZED)
None
BOARD/STAFF ANNOUNCEMENTS, UPDATES AND REQUESTS
Board Member Blake:
Reminded the Board that five of the City’s Landmark Properties are also included on
the National Landmark list.
ITEM NO. 1
Historic Preservation Board Minutes for June 26, 2019 Page 2 of 4
Suggested that those five properties should be assigned a unique color so they stand out when the HRI list is updated.
Asked if the Historic Preservation Board’s letter was sent to GPAC (General Plan
Advisory Committee) and copied to Council. She asked if there has been any
feedback.
Planner Daniel Fama replied that it was sent. No feedback was received.
Board Member Blake:
Reported that the next historic home article will be published in Campbell Express
the week after next. It will also be featured on the City’s website and Facebook as
well as on DTCampbell.com.
PUBLIC HEARINGS
2. 74 N Second Street – HRI Rescission Request (Resolution/Roll Call Vote)
Public Hearing to consider the application of Linda Tsai to remove/rescind (PLN2019-
101) a Structure of Merit commonly known as the Smith House, on property located at 74 N Second Street, from the City of Campbell Historic Preservation Inventory. Staff is
recommending that this project be deemed Categorically Exempt under CEQA.
Chair Foulkes:
Advised that this Public Hearing for Item 2 would have to be postponed due to a
lack of quorum this evening. Two Board Members, Blake and Moore, live within the
noticing boundaries (which are 500 feet for members of the HPB) for this property
and cannot participate in this hearing item and Board Member Kendall is absent. This leaves two Commissioners, which is not a quorum (minimum required is three).
Added that with just two available Board Members they cannot even take action to
continue consideration to a date certain thereby eliminating the need to re-advertise
and notice. Therefore, staff will produce new noticing and advertising for this item
to appear on the next HPB agenda for July 24th.
OLD BUSINESS
3. Kennedy Tract Surveys:
Final discussion on surveyed Kennedy Tract (Catalpa properties).
Planner Daniel Fama:
Stated that staff used the summaries from the previous meetings to compile this final summary of the Kennedy Tract.
Advised that this document would be kept as the original record of this work.
Board Member Blake asked if she should contact property owners to get some history from them about their homes.
Historic Preservation Board Minutes for June 26, 2019 Page 3 of 4
Planner Daniel Fama said yes. He added that such information would represent a good
resource for the future. No action is required at this time.
Chair Foulkes clarified that this is the end of the road for this project at this time.
Planner Daniel Fama replied:
Replied “correct.”
Added that with the adoption of the new Historic Preservation Ordinance the City
Council set a high bar for future additions to the HRI.
Advised that given the current budget is adopted for this new fiscal year starting on
July 1st, staff may consider a budget request in 2020 when the next budget is
prepared.
Suggested requesting sufficient funding to have data forms prepared on up to five eligible properties with owners who are interested in consideration of being added to
the HRI.
Chair Foulkes said that homeowners will have to agree.
Planner Daniel Fama replied yes. They’d have to agree in writing.
Chair Foulkes asked if tonight’s tour could begin sooner that 6 p.m.
Planner Daniel Fama advised that the group is expected at 6 p.m. and noticing of this tour for any interested members of the public included a start time of 6 p.m.
Board Member Blake advised that some have responded and indicated they plan on
attending. Planner Daniel Fama cautioned that they are still doing some roof work on site, but that
it should be completed by 3 p.m. However, some areas may be blocked off for safety
reasons.
Board Member Blake:
Reported that the new paint colors at The Courtyard look great and make the roof
tile really stand out.
Added that the placement of tiles on Pino’s building (369 E Campbell Avenue) is going well. The installer is doing a nice job.
Planner Daniel Fama reported that they were careful to match the grout depth.
ADJOURNMENT
The Historic Preservation Board meeting recessed at 5:30 p.m. The Board reconvened
at 6 p.m. at 300 Orchard City Drive to participate in a tour of The Cannery. They
adjourned from the tour at 7 p.m. to the next Regular Historic Preservation Board
meeting of July 23, 2019.
Historic Preservation Board Minutes for June 26, 2019 Page 4 of 4
PREPARED BY: ______________________________________
Corinne Shinn, Recording Secretary
APPROVED BY: ______________________________________
Michael Foulkes, Chair
ATTEST: ______________________________________
Daniel Fama, HPB Staff Liaison
Item No. 2
CITY OF CAMPBELL ∙ HISTORIC PRESERVATION BOARD
Staff Report ∙ JULY 24, 2019
PLN2019-101 Tsai, L.
Public Hearing to consider the application of Linda Tsai to remove/rescind
(PLN2019-101) a Structure of Merit commonly known as the Smith House
from the City of Campbell Historic Preservation Inventory, on property
located at 74 N Second Street in the R-1 (Single-Family Residential) Zoning District. (Resolution/Roll Call Vote)
STAFF RECOMMENDATION
That the Historic Preservation Board take one of the following actions:
1.Adopt a Resolution (reference Attachment 1), recommending that the City Council rescind
the historic designation of 74 N Second Street; OR
2.Adopt a Resolution (reference Attachment 1), recommending that the City Council not
rescind the historic designation of 74 N Second Street.
ENVIRONMENTAL DETERMINATION
The Board's action to recommend that the subject property be removed or kept on the Historic
Preservation Inventory may be considered categorically Exempt under Sec. 15060(c)(2) of the
California Environment Quality Act (CEQA) Guidelines, pertaining to activities that will not result in a direct or reasonably foreseeable indirect physical change to the environment.
DISCUSSION
Project Site: The project site is located near the northeast corner of North Second Street and Civic
Center Drive, within the R-1-6 (Single-Family Residential) Zoning District (reference Attachment 3 – Location Map). The property is developed with a single-family residence, a designated Structure of Merit constructed in the 1930's in the Prairie Style commonly known as
the Smith House (reference Attachment 4 – Photographs). According to the City's current DPR
form, the home was the residence of the widow of Campbell High School’s first principal, Fred
Smith, the property's namesake (reference Attachment 5 – DPR Form).
Proposal: As permitted by the Historic Preservation Ordinance (CMC Sec. 21.33.060.D.1), the property owner has submitted a written request to rescind the historic designation of the property
(reference Attachment 6).
Background: At its meeting of February 5, 2013, the City Council adopted Resolution No. 11510,
adding 14 properties to the Historic Resource Inventory (HRI), including the subject property (reference Attachment 7). As discussed in the City Council staff report, the Council approved
designation of these properties based in part on the lack of objection by the property owners
(reference Attachments 8). As the Board is aware, it is the Council's practice not to add a property
to the HRI without the owner's consent. This practice has now been codified in the new Historic
Preservation Ordinance, which states that an "owner(s) may withdraw his or her acceptance at any time prior to final approval of the designation of the property."
Staff Report – Historic Preservation Board Meeting of July 24, 2019 Page 2 of 2
PLN2019-101 ~ 74 N Second Street
ANALYSIS
Rescinding a property's historic designation requires the City Council, upon independent
recommendations of the Board and Planning Commission, to find that "based on substantial
evidence and findings of fact in the record that the resource no longer has historic value with respect to the designation criteria." The Ordinance further states that "in the case of disagreement
as to the significance of a historic resource, a historic evaluation report and/or structural report
shall be required."
The criteria for inclusion on HRI is listed below. To what extent the subject property still satisfies
the criteria, is a matter for the Board to discuss and determine. For the Board's reference, the 1977 and 1999 DPR forms are included as Attachments 9 and 10. Additionally, a scoring sheet from
1997 is included as Attachment 11.
(a) The resource is associated with events that have made an important contribution to the
broad patterns of our history or cultural heritage;
(b) The resource is associated with the lives of persons important to our history;
(c) The resource yields, or has the potential to yield, information important to our
prehistory or history;
(d) The resource embodies the distinctive characteristics of a type, architectural style,
period, or method of construction;
(e) The resource represents the work of a notable architect, designer, engineer, or builder; or
(f) The resource possesses significant artistic value or materially benefits the historic
character of the neighborhood, community, or city.
Attachments: 1. Draft Resolution (approval)
2. Draft Resolution (denial)
3. Location Map
4. Site Photographs
5. DPR Form 6. Written Request
7. City Council Resolution No. 11510
8. City Council Staff Report, dated February 5, 2013
9. 1977 DPR Form
10. 1999 DPR Form 11. 1997 Survey
Prepared by:
Daniel Fama, Senior Planner
RESOLUTION NO. 2019-xx
BEING A RESOLUTION OF THE HISTORIC PRESERVATION
BOARD OF THE CITY OF CAMPBELL RECOMMENDING THAT
CITY COUNCIL RESCIND THE HISTORIC DESIGNATION OF A
STRUCTURE OF MERIT COMMONLY KNOWN AS THE SMITH HOUSE, ON PROPERTY LOCATED AT 74 N SECOND STREET IN
THE R-1-6 (SINGLE-FAMILY RESIDENTIAL ZONING DISTRICT.
FILE NO: PLN2019-101
After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed.
The Historic Preservation Board finds as follows with regards to file number PLN2019-101:
1.The project site is located near the northeast corner of North Second Street and CivicCenter Drive.
2.The project site is zoned R-1-6 (Single-Family Residential) Zoning District on the City
of Campbell Zoning Map.
3.The project site is designated Low Density Residential on the City of CampbellGeneral Plan Land Use diagram.
4.The project site is developed with a single-family residence, a designated Structure of
Merit constructed in the 1930's in the Prairie Style commonly known as the Smith
House.
5.At its meeting of February 5, 2013, the City Council adopted Resolution No. 11510,adding 14 properties to the Historic Resource Inventory (HRI), including the subject
property.
6.Pursuant to Campbell Municipal Code (CMC) Section 21.33.060.A, designation of
property as an historic resource requires written acceptance by the property owner,
such that the owner may withdraw his or her acceptance at any time prior to finalapproval of the designation of the property.
7.The owner of the subject property has submitted a request to rescind the historic
designation of the property, pursuant to CMC Section 21.33.060.D.1.
8.Pursuant to CMC Section 21.33.060.D, the City Council shall either approve or deny
the rescission, based on substantial evidence and findings of fact in the record thatthe resource no longer has historic value with respect to the designation criteria.
9.The Historic Preservation Board had considered all evidence in the record and verbal
testimony.
10.No substantial evidence has been presented which shows that the project, as
currently presented will have a significant adverse impact on the environment.
Attachment 1
Historic Preservation Board Resolution No. 2019-xx Page 2 of 2 PLN2019-101 ~ 74 N Second Street
Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that:
Designation Criteria (CMC Sec. 21.33.060.B.1):
1. The resource is not associated with events that have made an important contribution
to the broad patterns of our history or cultural heritage;
2. The resource is not associated with the lives of persons important to our history;
3. The resource does not yield information important to our prehistory or history;
4. The resource does not embody the distinctive characteristics of a type, architectural
style, period, or method of construction;
5. The resource does not represent the work of a notable architect, designer, engineer,
or builder; and
6. The resource does not possess significant artistic value or materially benefits the
historic character of the neighborhood, community, or city.
Environmental Findings (CMC Sec. 21.38.050):
7. This action is categorically Exempt under Sec. 15060(c)(2) of the California
Environment Quality Act (CEQA) Guidelines, pertaining to activities that will not result in a direct or reasonably foreseeable indirect physical change to the environment.
THEREFORE, BE IT RESOLVED that the Historic Preservation Board recommends that
City Council rescind the historic designation of a Structure of Merit commonly known as
the Smith House, on property located at 74 N Second Street.
PASSED AND ADOPTED this 24th day of July, 2019, by the following roll call vote:
AYES: Board Members:
NOES: Board Members:
ABSENT: Board Members:
ABSTAIN: Board Members:
APPROVED:
Michael Foulkes, Chair
ATTEST: Daniel Fama, Secretary
RESOLUTION NO. 2019-xx
BEING A RESOLUTION OF THE HISTORIC PRESERVATION
BOARD OF THE CITY OF CAMPBELL RECOMMENDING THAT
CITY COUNCIL NOT RESCIND THE HISTORIC DESIGNATION OF
A STRUCTURE OF MERIT COMMONLY KNOWN AS THE SMITH HOUSE, ON PROPERTY LOCATED AT 74 N SECOND STREET IN
THE R-1-6 (SINGLE-FAMILY RESIDENTIAL ZONING DISTRICT.
FILE NO: PLN2019-101
After notification and public hearing, as specified by law and after presentation by the Board Secretary, proponents and opponents, the hearing was closed.
The Historic Preservation Board finds as follows with regards to file number PLN2019-101:
1.The project site is located near the northeast corner of North Second Street and CivicCenter Drive.
2.The project site is zoned R-1-6 (Single-Family Residential) Zoning District on the City
of Campbell Zoning Map.
3.The project site is designated Low Density Residential on the City of CampbellGeneral Plan Land Use diagram.
4.The project site is developed with a single-family residence, a designated Structure of
Merit constructed in the 1930's in the Prairie Style commonly known as the Smith
House.
5.At its meeting of February 5, 2013, the City Council adopted Resolution No. 11510,adding 14 properties to the Historic Resource Inventory (HRI), including the subject
property.
6.Pursuant to Campbell Municipal Code (CMC) Section 21.33.060.A, designation of
property as an historic resource requires written acceptance by the property owner,
such that the owner may withdraw his or her acceptance at any time prior to finalapproval of the designation of the property.
7.The owner of the subject property has submitted a request to rescind the historic
designation of the property, pursuant to CMC Section 21.33.060.D.1.
8.Pursuant to CMC Section 21.33.060.D, the City Council shall either approve or deny
the rescission, based on substantial evidence and findings of fact in the record thatthe resource no longer has historic value with respect to the designation criteria.
9.The Historic Preservation Board had considered all evidence in the record and verbal
testimony.
10.No substantial evidence has been presented which shows that the project, as
currently presented will have a significant adverse impact on the environment.
Attachment 2
Historic Preservation Board Resolution No. 2019-xx Page 2 of 2 PLN2019-101 ~ 74 N Second Street
Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that:
Designation Criteria (CMC Sec. 21.33.060.B.1):
1. The resource is associated with the lives of persons important to our history;
2. The resource embodies the distinctive characteristics of a type, architectural style,
period, or method of construction; and
3. The resource possesses significant artistic value or materially benefits the historic
character of the neighborhood, community, or city.
Environmental Findings (CMC Sec. 21.38.050):
4. This action is categorically Exempt under Sec. 15060(c)(2) of the California
Environment Quality Act (CEQA) Guidelines, pertaining to activities that will not result in a direct or reasonably foreseeable indirect physical change to the environment.
THEREFORE, BE IT RESOLVED that the Historic Preservation Board recommends that
City Council not rescind the historic designation of a Structure of Merit commonly known
as the Smith House, on property located at 74 N Second Street.
PASSED AND ADOPTED this 24th day of July, 2019, by the following roll call vote:
AYES: Board Members:
NOES: Board Members:
ABSENT: Board Members:
ABSTAIN: Board Members:
APPROVED:
Michael Foulkes, Chair
ATTEST: Daniel Fama, Secretary
188 This map is based on GIS Information and reflects the most current
information at the time of this printing. The map is intended for reference
purposes only and the City and its staff is not responsible for errors.
Location Map - 74 N 2nd St.
2,257Campbell IT, GIS Services
376
1:WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet
3760
Scale
Attachment 3
Attachment 4
DPR 523A (1/95) *Required information
Page 1 of 2 *Resource Name or #:Smith House P1.Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 74 N. Second St. City Campbell Zip 95008 d.UTM: (Give more than one for large and/or linear resources) Zone ,mE/ mN e.Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., asappropriate) APN: 279-41-048 *P3a. Description: (Describe resource and its major elements. Include design, materials,condition, alterations, size, setting, and boundaries) A Prairie style house, this one story residence has low sweeping lines that are emphasized by prominent eaves and horizontal beveled lap siding carried beyond the wall surface onto the front columns and porch. Symmetrical in plan, the entry porch sits in front of the building envelope as an open terrace, framed by boxed posts and a low wall. The roof is hipped and is covered with composition shingles; a smaller hip section projects over the porch. A small cantilevered section of roof extends over the side door on the north elevation. The eaves are prominent, boxed underneath, and are terminated with large gutters with angled fronts, not likely original in design. The windows are double hung with six over six pane sash. The front door is Craftsman in detail, containing six small windows embedded within the field of the wood door at eye level. A side gable garage hugs the rear at the end of a concrete drive. This well landscaped lot is framed with an open board fence with dog-ear pickets. *P3b. Resource Attributes: (List attributes and codes) Single Family Residence
*P4. Resources Present:
Building Structure Object
Site District Element of
District Other (Isolates, etc.) P5b.Description of Photo: (view, date, accession #) Front Façade,07/17/07
*P6. Date Constructed/Age andSource: Historic
Prehistoric
Both *P7. Owner and Address:Linda L. Tsai *P8. Recorded by: (Name,affiliation, and address) Leslie A.G. Dill Architect 110 N Santa Cruz Ave. Los Gatos, CA 95030 *P9. Date Recorded: 4/1999 *P10. Survey Type: (Describe) *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Interview withMrs. Roberta J. Field (May 24, 1978) by Tom M. King. Initial survey notes compiled by Kathy Lewis (October 29, 1977). 1977-78 Survey.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date
P5a.Photograph or Drawing (Photograph required for buildings, structures, and objects.)
Attachment 5
DPR 523A (1/95) *Required information
*NRHP Status CodePage 2 of 2 *Resource Name or # (Assigned by recorder)B1.Historic Name: Smith House B2. Common Name: Smith House B3. Original Use: Single-Family Home B4. Present Use: Same *B5. Architectural Style: Prairie Style *B6. Construction History: (Construction date, alterations, and date of alterations)
Estimated to be built, 1930’s.
*B7. Moved? No Yes Unknown Date:Original Location: *B8. Related Features:
B9a. Architect: unknown b. Builder: unknown *B10. Significance: Theme Architecture, Exploration/Settlement Area Period of Significance Property TypeApplicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
Mrs. J. Fred Smith lived here after her husband, who was Campbell High School’s first principal, died in 1912.
B11. Additional Resource Attributes: (List attributes and codes) *B12. References:
See P11
B13. Remarks:
*B14. Evaluator: See P8 *Date of Evaluation: See P9
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
Attachment 6
Attachment 7
Attachment 8
Attachment 9
Attachment 10
Attachment 11
Item No. 3
CITY OF CAMPBELL ∙ HISTORIC PRESERVATION BOARD
Staff Report ∙ JULY 24, 2019
PLN2019-110 Patience, S.
Public Hearing to consider the application of Stephanie Patience for a Tier 1
Historic Resource Alteration Permit (PLN2019-110) to allow exterior
alterations (including replacement/repair of siding, roofing, gutters, and
foundation) to an Alice Historic District property commonly known as the William and Dorothy (Mills) Harrison House, on property located at 204
Alice Avenue in the R-1-6-H (Single-family Residential) Zoning District.
STAFF RECOMMENDATION
That the Historic Preservation Board take following action:
1.Adopt a Resolution (reference Attachment 1), approving a Tier 1 Historic Resource
Alteration Permit (PLN2019-110), subject to any specific material choice(s) the Board may
wish to incorporate.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Historic Preservation Board find that this project is Categorically
Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA),
pertaining to minor alterations to existing structures.
DISCUSSION
Project Site: The project site is located on Alice Avenue, west of First Street, within the Alice
Historic District (reference Attachment 2 – Location Map). The property is developed with a
single-family residence, a non-landmark historic district resource constructed in 1940 in the
colonial-revival style, commonly known as the William and Dorothy (Mills) Harrison House (reference Attachment 3 – Site Photographs). According to the City's current DPR form, the
home was named after its original residents (reference Attachment 4).
Background: The City has already issued a building permit to allow interior remodeling,
conversion of a small portion of the attic to habitable space, and replacement of exterior windows.
For the Board's reference, the exterior architectural plans submitted for this permit are included as Attachment 5).
Proposal: The property owner has submitted an application for a Tier 1 Historic Resource
Alteration Permit (PLN2019-110) to allow exterior alterations to the subject residence, including
replacement/repair of siding, roofing, gutters, and foundation, as more specifically detailed in the
Project Description (reference Attachment 6). The totality of the work in restorative in nature, as to address defects identified by an inspection report (reference Attachment 7). Although generally, the Board would not review exterior work of this type—it would be approved through
the staff "expedited" process— the Historic Preservation Ordinance specifies that "any alteration
to a landmark or historic district property" must approved through a Historic Resource Alteration
Permit request. This process allows the Board to provide more specific guidance on appropriate building material(s).
Staff Report – Historic Preservation Board Meeting of July 24, 2019 Page 2 of 3
PLN2019-110 ~ 204 Alice Avenue
ANALYSIS
Approval of a Tier 1 Historic Resource Alteration Permit requires the Board to find that the
project complies with the Campbell Municipal Code and the Historic Design Guidelines
(http://bit.ly/CampbellHDG), and would not have a "significant impact" on the historic resource. Additionally, the project must comply with the Secretary of the Interior's Standards such that the
decision-making body can affirmatively find:
(a) The proposed action will preserve and retain the historic character of the historic
resource and will be compatible with the existing historic features, size, massing, scale
and proportion, and materials.
(b) The proposed action will, to the greatest extent possible, avoid removal or significant
alteration of distinctive materials, features, finishes, and spatial relationships that
characterize the historic resource.
(c) Deteriorated historic features will be repaired rather than replaced to the greatest extent
possible.
(d) New additions will be differentiated from the historic resource and will be constructed
such that the essential form and integrity of the historic resource shall be protected if
the addition is removed in the future.
Siding: The applicant's Project Description proposes to replace the existing siding, which consists
of a combination of horizon wood, vinyl panels and plywood with new wood lap siding of a comparable size to the existing. As an example, she has provided photographs from Los Gatos:
However, the applicant has asked for further guidance regarding the siding material and siding
style. With regard to material, she has asked if there is a lower-maintenance material alternative to wood with the same aesthetic appeal that the City would accept. The Historic Design Guidelines reference "wood clapboard siding" as an appropriate siding material to maintain and incorporate in
historic homes. As conditioned, the siding would need to beveled, such that the boards overlap.
However, the Board may offer other guidance, which may be incorporated into the conditions of
approval.
Staff Report – Historic Preservation Board Meeting of July 24, 2019 Page 3 of 3
PLN2019-110 ~ 204 Alice Avenue
Roofing: The applicant indicates that the home's original wood shingle roof has been reroofed
multiple times with asphalt shingles. She is proposing a new 50-year presidential asphalt shake
roof, which is intended to replicate the appearance of hand-split cedar shakes. This approach is
consistent with the Historic Design Guidelines, which encourages roofing materials that "are of highest quality such as fire resistant wood shake, wood shingle, clay tile, or slate." Staff has
previously approved presidential asphalt shake roof, most recently for the Landmark Gillman
House, located across the street from City Hall at 151 N First Street.
Gutters: The existing wood gutters are proposed to be replaced with new metal gutters. Although
Historic Design Guidelines encourages retention of existing materials and features, the gutters have extensive rot and should be replaced.
Foundation: The inspection report identified moderate foundation cracking. At this time, the
applicant has not put together a proposal for foundation repair. However, the draft resolution will
provide staff the authority to approve the repair work unless the Community Development
Director finds that it would significantly impact the residence. In that case, the matter would be brought back to the Board for further review.
Attachments:
1. Draft Resolution
2. Location Map 3. Site Photographs
4. DPR Form
5. Exterior Elevations
6. Project Description
7. Home Inspection Report
Prepared by:
Daniel Fama, Senior Planner
RESOLUTION NO. 2019-xx
BEING A RESOLUTION OF THE HISTORIC PRESERVATION
BOARD OF THE CITY OF CAMPBELL APPROVING A TIER 1
HISTORIC RESOURCE ALTERATION PERMIT (PLN2019-110) TO
ALLOW EXTERIOR ALTERATIONS (INCLUDING REPLACEMENT/REPAIR OF SIDING, ROOFING, GUTTERS, AND
FOUNDATION) TO AN ALICE HISTORIC DISTRICT PROPERTY
COMMONLY KNOWN AS THE WILLIAM AND DOROTHY (MILLS)
HARRISON HOUSE, ON PROPERTY LOCATED AT 204 ALICE AVENUE IN THE R-1-6-H (SINGLE-FAMILY RESIDENTIAL) ZONING DISTRICT. FILE NO: PLN2019-110
After notification and public hearing, as specified by law and after presentation by the
Board Secretary, proponents and opponents, the hearing was closed.
The Historic Preservation Board finds as follows with regards to file number PLN2019-110:
1.The project site is a 7,300 square-foot single-family residential property located on
Alice Avenue, west of First Street, within the Alice Historic District.
2.The project site is zoned R-1-6-H (Single-Family Residential / Historic Preservation
Overlay) on the City of Campbell Zoning Map.
3.The project site is designated Low Density Residential on the City of Campbell
General Plan Land Use diagram.
4.The project site is developed with a single-family residence, a non-landmark historicdistrict resource constructed in 1940 in the colonial-revival style, commonly known as
the William and Dorothy (Mills) Harrison House.
5.The proposed project is an application for a Tier 1 Historic Resource Alteration Permit
(PLN2019-110) to allow exterior alterations to the subject residence, including
replacement/repair of siding, roofing, gutters, and foundation.
6.The totality of the work in restorative in nature, as to address defects identified by an
inspection report prepared by a certified home inspector.
7.Campbell Municipal Code (CMC) Section 21.33.080 (Historic Resource Alteration
Permit (Tier 1)) requires that any alteration to a landmark or historic district property
be reviewed through "Tier 1" Historic Resource Alteration Permit.
8.The proposed project would be consistent with the following General Plan policies:
Policy LUT-8.1:Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve,
rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural
heritage of the community.
Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible.
Attachment 1
Historic Preservation Board Resolution No. 2019-xx Page 2 of 3 PLN2019-110 ~ 204 Alice Avenue
9. No substantial evidence has been presented which shows that the project, as currently presented will have a significant adverse impact on the environment.
Based upon the foregoing findings of fact, the Historic Preservation Board further finds and
concludes that:
Historic Resource Alteration Permit – Tier 1 Findings (CMC Sec. 21.33.080):
1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code;
2. The proposed action is consistent with the applicable design guidelines, including, but
not limited to, the Historic Design Guidelines for Residential Buildings;
3. The proposed action will not have a significant impact on the aesthetic, architectural,
cultural, or engineering interest or historical value of the historic resource or district;
4. The proposed action is consistent with the Secretary of the Interior's Standards, as
follows:
a. The proposed action will preserve and retain the historic character of the
historic resource and will be compatible with the existing historic features, size,
massing, scale and proportion, and materials.
b. The proposed action will, to the greatest extent possible, avoid removal or
significant alteration of distinctive materials, features, finishes, and spatial
relationships that characterize the historic resource.
c. Deteriorated historic features will be repaired rather than replaced to the
greatest extent possible.
d. New additions will be differentiated from the historic resource and will be
constructed such that the essential form and integrity of the historic resource
shall be protected if the addition is removed in the future.
Environmental Findings (CMC Sec. 21.38.050):
5. This project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing
structures.
THEREFORE, BE IT RESOLVED that the Historic Preservation Board approves a Tier 1
Historic Resource Alteration Permit (PLN2019-110) to allow exterior alterations to the
subject residence, including replacement/repair of siding, roofing, gutters, and foundation, to an Alice Historic District property commonly known as the William and Dorothy (Mills)
Harrison House, on property located at 204 Alice Avenue, subject to the attached
Conditions of Approval (attached Exhibit “A”).
Historic Preservation Board Resolution No. 2019-xx Page 3 of 3 PLN2019-110 ~ 204 Alice Avenue
PASSED AND ADOPTED this 24th day of July, 2019, by the following roll call vote:
AYES: Board Members:
NOES: Board Members:
ABSENT: Board Members:
ABSTAIN: Board Members:
APPROVED:
Michael Foulkes, Chair
ATTEST: Daniel Fama, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL Historic Resource Alteration Permit (PLN2019-110)
Where approval by the Director of Community Development, City Engineer, Public
Works Director, City Attorney or Fire Department is required, that review shall be for
compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply
with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Tier 1 Historic Resource Alteration Permit (PLN2019-110) to allow exterior alterations, including replacement/repair of
siding, roofing, gutters, and foundation, to an Alice Historic District property
commonly known as the William and Dorothy (Mills) Harrison House, on property
located at 204 Alice Avenue. The project shall substantially conform to the Project
Description stamped as received by the Community Development Department on June 7, 2019, except as may be modified by conditions of approval contained
herein.
2. Permit Expiration: The Tier 1 Historic Resource Alteration Permit approval shall be
valid for one year from the date of final approval (expiring August 2, 2020). Within
this one-year period, an application for a building permit must be submitted. Failure to meet this deadline or expiration of an issued building permit will result in the
Historic Resource Alteration Permit being rendered void.
3. Approved Materials: The following materials are authorized by this approval:
a. Roofing: Presidential asphalt shake roof (30- or 50-year) of a color approved by the Community Development Director.
b. Siding: Horizontal wood clapboard siding, with a beveled installation, in a
width consistent with the prominent dimension of the original siding material,
painted in a color approved by the Community Development Director.
c. Gutters: Metal painted in a color approved by the Community Development
Director.
4. Foundation Work: The Community Development Director may approve foundation repair work that in his or her sole determination does not significantly impact the
historic integrity of the structure.
5. Rough Framing and Planning Final Required: Planning Division clearance is required prior to rough framing and final Building Permit clearance. Construction not in substantial compliance with the approved project plans shall not be approved
without prior authorization of the necessary approving body.
188 This map is based on GIS Information and reflects the most current
information at the time of this printing. The map is intended for reference
purposes only and the City and its staff is not responsible for errors.
Location Map - 204 Alice
2,257Campbell IT, GIS Services
376
1:WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet
3760
Scale
Attachment 2
Attachment 3
DPR 523A (1/95) *Required information
Page 1 of 2 *Resource Name or #:William and Dorothy E. (Mills) Harrison House P1. Other Identifier: Campbell Historic District Property
*P2. Location: Not for Publication Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 204 Alice Ave.City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone ,mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., asappropriate) APN: 412-04-069 *P3a. Description: (Describe resource and its major elements. Include design, materials,condition, alterations, size, setting, and boundaries)
Historic Single-Family Residence. Two story home consisting of overlapping woods; high gable roof with wood shingles. Roof trim on the gable end of the house has the edge of the roof close to the wall. There is an exposed brick chimney on the east wall.The eaves are plain boxed cornice. One eave boxed in and rafter ends enclosed. There are two dormer windows having a gable with return. Two sash double hung windows separated vertically by an upright dividing bow with wooden shutters flank the entry way in front. The windows on the sides of the house are two sash double way in front. The windows on the sides of the house are two sash double hung windows. Straight cement stairs lead into an arched triangular shaped pediment supported by two round columns in front. *P3b. Resource Attributes: (List attributes and codes) 02- Single Family Residence*P4. Resources Present:
Building Structure Object
Site District Element of
District Other (Isolates, etc.) P5b.Description of Photo: (view, date, accession #) Front Façade,07/09/07 *P6. Date Constructed/Age andSource: Historic
Prehistoric
Both 1940-1941
*P7. Owner and Address:Dorothy E., Richard W., Marcella L. Harrison (April 1987) *P8. Recorded by: (Name,affiliation, and address) Kevin Tokanaga City of Campbell Museum 51 N. Central *P9. Date Recorded: March 1986*P10. Survey Type: (Describe)
*P11. Report Citation: (Citesurvey report and other sources, or enter "none.") Survey 1977-78
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date
P5a.Photograph or Drawing (Photograph required for buildings, structures, and objects.)
Attachment 4
DPR 523A (1/95) *Required information
*NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: William and Dorothy E. (Mills) Harrison House B2. Common Name: William and Dorothy E. (Mills) Harrison House B3. Original Use: Single-Family Home B4. Present Use: Same *B5. Architectural Style: Pre World War II, 2 story residential, colonial revival *B6. Construction History: (Construction date, alterations, and date of alterations) Built, 1940-41. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: b. Builder: Archie Keesling *B10. Significance: Theme Economic/Industrial Area Period of Significance Property Type Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Alice Avenue was created in 1915 on a portion of the site of the fruit drying yards owned by the George E. Hyde Company, a canning and fruit dehydrating plant occupying 17 acres in Campbell. The land was originally owned and utilized by Flamming’s Fruit Dryer (1887); sold to Frank Buxton’s Dryer (1890, and again sold to Campbell Fruit Grower’s Union (1892) which owned and controlled the drying yards and packing house until its sale to George Hyde in 1909. The residential subdivision, “Hyde Residential Park” was built primarily for housing cannery workers, though George and Alice Hyde (the Street’s namesake) resided there too. Dorothy E. Mills grew up in Campbell and lived at the Bridal shop house on East Campbell Avenue when she was young. William Harrison moved here from Georgia and in his later years, went into real estate on Winchester Avenue. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See P11 B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
Attachment 5
204 Alice Ave Renovation Project
Summary:
Interior remodel building permit for 204 Alice Ave has been approved. Part of the interior
remodel includes replacing the windows. The exterior trim and siding around the windows is
rotten and needs to be replaced. Hence the window replacement and interior remodel project is
on hold as the window inspection will not pass with the current state of the exterior.
This building application is for the exterior repair/ replacement of:
1)The exterior siding. Current siding is a combination of horizontal wood planks, vinyl
panels, and plywood. I propose using a wood lap panel of a size similar to the existing.
If there is a lower maintenance equivalent that gives the same aesthetic appeal to wood
then I would like to consider that also. I have attached pictures of recent remodels from
the historic district in Los Gatos as an example.
2) The roof. The current roof has multiple layers. The original layer was wooden shingles
that have been re-roofed multi[le times with asphalt shingle. I would like to remove the
existing roof and replace with a 50-year presidential asphalt shake roof. See attached
pictures as an example.
3) The gutters. The current guttering is made of wood and completely rotten. I would like
to replace with new metal guttering.
4) As per the inspection report. The current siding is to close to the ground soil. Removing
some of the rotten wood has revealed there are cracks in the foundation. I will be
looking to repair the foundation as more issues are found.
Regards,
Stephanie Patience
204 Alice Ave
Campbell, CA 95008
(408) 348 2729
6/7/2019
RECEIVED
'I I .. \,. ._.'
CITY OF CAMPBELL
PLANNING DEPT.
Attachment 6
BARRY SAUGEN INSPECTIONS
408-348-2262barry@calinspector.comhttp://www.calinspector.com
SINGLE FAMILY DWELLING
204 Alice AveCAMPBELL CA 95008
Mayra Rodriguez
NOVEMBER 13, 2018
InspectorBarry SaugenInterNACHI certified home inspectorbarry@calinspector.com
AgentMyra RodriguezIntero Real Estate(650) 464-8492mayrar@interorealestate.com
Attachment 7
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7
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18
27
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Table of Contents
Table of Contents
SUMMARY
1: INSPECTION DETAILS
2: STRUCTURAL COMPONENTS
3: ROOF
4: EXTERIOR
5: ELECTRICAL
6: HEATING
7: INSULATION
8: PLUMBING
9: WATER HEATER
10: BATHROOMS
11: INTERIOR
12: CHIMNEY'S/FIREPLACES
13: APPLIANCES
14: INFORMATIONAL ITEMS
STANDARDS OF PRACTICE
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2.1.1 Structural Components - Foundation: EFFLORESCENCE
2.1.2 Structural Components - Foundation: TREE PROXIMITY
2.1.3 Structural Components - Foundation: MODERATE CRACKS
2.1.4 Structural Components - Foundation: SURFACE DETERIORATION
2.2.1 Structural Components - Basements & Crawlspaces: Moderate Cracks
2.4.1 Structural Components - Mudsill/Anchor Bolts: SILL NO ANCHOR
2.6.1 Structural Components - Pier Posts, Beams & Girders: STEEL STRAPPING RECOMMENDED
2.8.1 Structural Components - Floor Structure: MOISTURE STAINING
2.13.1 Structural Components - Roof Sheathing: MOISTURE STAINING
3.2.1 Roof - Coverings: MULTIPLE LAYERS INSTALLED
3.2.2 Roof - Coverings: DE-GRANULATION
3.3.1 Roof - Flashings: VOIDS/OPENINGS
3.3.2 Roof - Flashings: LOOSE FLASHING
3.3.3 Roof - Flashings: TAPE/COLLAR REQUIRED
3.3.4 Roof - Flashings: Roof to wall flashing not visible
3.3.5 Roof - Flashings: Missing/Not Visible flashing
3.5.1 Roof - Gutters & Downspouts: LEAK WITH STAINS
4.1.1 Exterior - Exterior Walls: LIMITED INSPECTION LANDSCAPE
4.1.2 Exterior - Exterior Walls: PLANTER BOX/AERAS ON GROUND
4.1.3 Exterior - Exterior Walls: SIDING/SOIL CLEARANCE
4.1.4 Exterior - Exterior Walls: CAULKING NEEDED
4.1.5 Exterior - Exterior Walls: ROT WOOD SIDING/TRIM
4.1.6 Exterior - Exterior Walls: PEELING PAINT
4.1.7 Exterior - Exterior Walls: VOIDS/HOLES GENERAL
4.1.8 Exterior - Exterior Walls: Only Front House Inspected
4.2.1 Exterior - Exterior Doors: ROT DOOR &/OR FRAME
4.4.1 Exterior - Exterior Eaves: MOISTURE STAINS
4.5.1 Exterior - Windows: MISSING SCREEN (1)
4.6.1 Exterior - Lot Drainage: GRADING IMPROVEMENT NEEDED
4.9.1 Exterior - Sidewalk: SIDEWALK RAISED/UNEVEN
4.13.1 Exterior - Walkways: TRIP HAZARD RAISED/UNEVEN
4.15.1 Exterior - Patio: TRIP HAZARD SETTLEMENT/VOIDS/UNEVEN
4.18.1 Exterior - Balcony: DISCLAIMER
4.19.1 Exterior - Fence & Gate: GENERAL DETERIORATION
5.2.1 Electrical - Main Panel: RUST IN PANEL
5.2.2 Electrical - Main Panel: Upgrading electrical system should be considered
5.5.1 Electrical - Distribution Wiring: ABANDONED WIRES(S)
SUMMARY
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5.5.2 Electrical - Distribution Wiring: KNOB & TUBE WIRING
5.5.3 Electrical - Distribution Wiring: JUNCTION BOX MISSING
5.5.4 Electrical - Distribution Wiring: LOOSE WIRE CRAWL (1+)
5.6.1 Electrical - Knob & Tube Wiring: Replace When Renovation
5.7.1 Electrical - Outlets: LOOSE/VARIOUS LOCATIONS
5.7.2 Electrical - Outlets: SEVERAL 2 PRONG ORIGINAL
5.7.3 Electrical - Outlets: EXTERIOR COVER PLATE DAMAGED
5.7.4 Electrical - Outlets: No power source for washer Dryer found
5.8.1 Electrical - Switches: UNIDENTIFIED (1+)
5.9.1 Electrical - Lights: Light Non - Operate
6.1.1 Heating - Equipment: LIMITED INSPECTION GAS OFF
6.7.1 Heating - Flue Vent: POSSIBLE ASBESTOS PIPING/MATERIALS
6.7.2 Heating - Flue Vent: CORRODED FLUE
7.1.1 Insulation - Attic Insulation: NO INSULATION NOTED
7.4.1 Insulation - Attic Ventilation: GABLE VENT DAMAGED/Missing
8.1.1 Plumbing - Gas Meter & Piping: NO WRENCH
8.1.2 Plumbing - Gas Meter & Piping: CORROSION
8.2.1 Plumbing - Supply Piping: CORROSION
8.3.1 Plumbing - Waste, & Vent Systems: SIGNS PAST LEAK IN CRAWL
8.5.1 Plumbing - General Sinks: Gurgling Heard at Drain
9.1.1 Water Heater - Water Heater Unit: Water heater off - No Hot Water
9.2.1 Water Heater - Water Heater Strapping: IMPROPER STRAPPING
9.3.1 Water Heater - Exhaust Vent: 6 inch Clearance needed
9.6.1 Water Heater - TPR Valve: Discharge pipe disconnected/damaged
9.9.1 Water Heater - Combustion Air Source: INTERIOR SOURCE ONLY
10.1.1 Bathrooms - Floor Cover: Void Bath/Shower
10.1.2 Bathrooms - Floor Cover: Moisture Stain(s)
10.3.1 Bathrooms - Outlets: GFCI Recomended
10.4.1 Bathrooms - Sinks: Corrision
10.4.2 Bathrooms - Sinks: Faucet Leaks
10.7.1 Bathrooms - Bathtub / Shower Combo: Faucet Leaks in Use
10.7.2 Bathrooms - Bathtub / Shower Combo: Grout/Caulking Voids
10.7.3 Bathrooms - Bathtub / Shower Combo: No Glass or Curtain in Use
10.7.4 Bathrooms - Bathtub / Shower Combo: Bathtub/Shower enclosure too short
10.7.5 Bathrooms - Bathtub / Shower Combo: Missing Showerhead
10.8.1 Bathrooms - Shower: Grout/Caulking Voids
10.8.2 Bathrooms - Shower: No Glass or Curtain in Use
10.8.3 Bathrooms - Shower: Faucet Leaks In Use
11.1.1 Interior - Wall / Ceiling Finishes: Storage Blocks View
11.1.2 Interior - Wall / Ceiling Finishes: Minor Cracks
11.1.3 Interior - Wall / Ceiling Finishes: Work in progress
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11.1.4 Interior - Wall / Ceiling Finishes: Previous leaks
11.2.1 Interior - Floor Coverings: CREAKING FLOORS
11.7.1 Interior - Kitchen Countertops: Grout/Caulking At Sink
12.2.1 Chimney's/Fireplaces - Spark Screen / Rain Cap: Rain/Spark Cap Not Secure
12.3.1 Chimney's/Fireplaces - Fireplaces: Masonry Firebox Cracks/Voids
12.4.1 Chimney's/Fireplaces - Fireplace Damper: Damper Stop Not Installed for Gas
12.5.1 Chimney's/Fireplaces - Hearth: Cracks
12.6.1 Chimney's/Fireplaces - Gas System: No Gas Key Found
12.7.1 Chimney's/Fireplaces - Enclosure: No enclosure
13.1.1 Appliances - Range/Oven/Cooktop: Work In Progress
13.6.1 Appliances - Smoke Detectors: Missing in the Hall
13.6.2 Appliances - Smoke Detectors: Missing in Bedrooms With Recomendation
13.7.1 Appliances - Carbon Monoxide Detectors: No/Missing carbon monoxide detector(s)
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IN ATTENDANCE
Client's Agent
WEATHER CONDITIONS
Cloudy, Smokey due to wild fire
TEMPERATURE
55
INSPECTION START TIME
11:00 am
INSPECTION END TIME
1:30 pm
VACANT
Home Status
The home was vacant at the time of the inspection. Personal belongings were not present during the inspectionprocess.
REMODELING & RENOVATIONS
Remodeling and Renovations
Remodeling and/or additions to the structure were noted. Review of the Plans, Building Permits and associateddocumentation to verify code compliance is recommended
NORTH
Direction of the Home
For the purpose of this report, it is assumed that the front door faces north.
AVERAGE QUALITY/ WELL MAINTAINED
This is an average quality home. As with all homes, ongoing maintenance is required and improvements to thesystems of the home will be needed over time. The improvements that are recommended in this report are notconsidered unusual for a home of this age and location. Please remember that there is no such thing as aperfect home
1: INSPECTION DETAILS
Information
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FOUNDATION
Poured Concrete, Crawlspace
FLOOR STRUCTURE
Wood Joists
WALL STRUCTURE
Wood Frame
CEILING STRUCTURE
Joists
ROOF STRUCTURE
Rafters
ROOF SHEATHING
Spaced Plank
Basements & Crawlspaces:
ACCESS LOCATION
Rear Exterior Wall, Rear Exterior
Wall
Basements & Crawlspaces: With
Conditions.
The following conditions werenoted.
Attic Area: Access Location
Upstairs Bedroom Ckoset
Roof Sheathing: ROOF
SHEATHING WITH CONDITIONS
See the observations section formore information about the roofsheathing.
OLDER, IMPROVENTS NEEDED
As is typical of homes of this age, the building exhibits many unusual conditions. Numerous structuralimprovements could be undertaken or have had previous work performed. In practice, however, most homes ofthis nature are improved on an as needed basis only. Many less than ideal conditions are simply tolerated. Oldertimbers, for example, may exhibit evidence of rot and prior insect activity. In a perfect world, these timberswould be replaced. In most cases, improvement is only undertaken if the timber fails or is substantiallyweakened. It is not the intention of this report to make this old house new again. Unless substantial renovationis anticipated, it is important that one have an old house mentality when it comes to living in a home of this age.
2: STRUCTURAL COMPONENTS
IN NI NP O
2.1 Foundation X X
2.2 Basements & Crawlspaces X X
2.3 Sump Pump X
2.4 Mudsill/Anchor Bolts X X
2.5 Floor Joists X
2.6 Pier Posts, Beams & Girders X X
2.7 Exterior Walls X
2.8 Floor Structure X X
2.9 Attic Area X
2.10 Trusses X
2.11 Roof Framing X
2.12 Ceiling Framing X
2.13 Roof Sheathing X X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Foundation: PERIMETER WITH CONDITIONS
The perimeter foundation is constructed of a raised concrete footing around the perimeter of the structure. Thepurpose of the foundation is to transfer and distribute the building weight onto the soil. Reinforcing steel rod(rebar) is placed in the concrete foundation to provide significant added strength and can commonly be found inhomes built since about 1950. Since the steel would be located internally, its presence generally cannot beverified without destructive inspection techniques. The foundation was found to be in generally good conditionand appeared to be performing as intended since its construction. Please see the observations section for moreinformation.
Basements & Crawlspaces: CRAWLSPACE OK DRY
Rear Exterior Wall
The crawl space was accessed through the opening. The sub area was entered and the soils were found to be dryat the time of inspection.
Mudsill/Anchor Bolts: MUDSILL/ANCHOR BOLTS WITH CONDITIONS
The mudsill where visible, was in acceptable condition. Please see the observations section for more information.
Floor Joists: FLOOR JOISTS OK
The floor joists support the sub-floor and commonly are only visible from within the crawlspace. Where visiblethe floor joists were performing as intended and were in satisfactory condition.
Pier Posts, Beams & Girders: PIER POSTS, BEAMS AND GIRDERS WITH CONDITIONS
The posts, beams & girders were found to be in generally good condition and overall to be performing asintended. See the observations section for more information.
Floor Structure: FLOORS WOOD WITH CONDITIONS
The sub-flooring as viewed from the crawlspace appears to be well constructed and in generally good condition.It should be noted that floor coverings from within the home limit the accessible view of the actual sub floor. Seethe observations section for more information.
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Attic Area: ATTIC AREA OK FROM HATCH
The attic was inspected from the access opening. Where visible, the attic area appeared to be dry.
Roof Framing: ROOF FRAMING OK
The roof framing where visible appears to be constructed in a manner typical of homes of the type and age. Therafters, which support the roof sheathing, were in acceptable condition and had performed adequately sincetheir installation.
Ceiling Framing: CEILING FRAME OK
The ceiling joists, which support the finished ceiling appeared to be installed in a manner typical of homes of thistype and age. Where visible the joists are in acceptable condition and performing as intended.
Limitations
Description
LIMITATIONS OF STRUCTURAL COMPONENTS INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
Structural components concealed behind finished surfaces could not be inspected.
Only a representative sampling of visible structural components were inspected.
Furniture and/or storage restricted access to some structural components.
Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity arenot part of a building inspection.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
2.1.1 Foundation
EFFLORESCENCE
A calcium powder, sometimes-called efflorescence was observed on the surface of the concrete foundationas viewed from the crawl space. Efflorescence forms on concrete, and almost all masonry products, as aresult of moisture migrating through the masonry material. When visible on the foundation, this conditionis typically associated with poor roof and/or lot drainage or excessive landscape watering. Efflorescence ingeneral is not a concern for the foundation, rather the presence of efflorescence is an indication or markerof areas of moisture penetration / saturation that may need corrective measures. Look to the Roofing andExterior sections of this report as they may provide additional information on this matter.
Recommendation
Recommend monitoring.
Repair
2.1.2 Foundation
TREE PROXIMITY
The proximity of trees relative to the foundation may influence theintegrity of the foundation. It is recommended that these trees beremoved.
Recommendation
Contact a qualified professional.
Repair
2.1.3 Foundation
MODERATE CRACKS
Cracks in the foundation were observed. This type of damage is not uncommon for homes of this age and
Repair
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Cracks in the foundation were observed. This type of damage is not uncommon for homes of this age andtype. The amount of movement does not suggest a serious structural problem, however, this area shouldof course be monitored. The rate of movement cannot be predicted during a one-time inspection.Additional information may be desirable. Consultation with a structural engineer or qualified foundationcontractor will provide a more in-depth evaluation and possible improvements that can be undertaken.
Recommendation
Contact a qualified professional.
2.1.4 Foundation
SURFACE DETERIORATION
VARIOUS AREAS
Surface deterioration was observed on the exposed foundation walls. This condition is common in manyolder homes and does not usually represent a serious structural concern. In an effort to prevent long-termdeterioration, it would be wise to consider parging-deteriorated areas. Lot drainage improvements, asoutlined in the Exterior section of this report are also recommended.
Recommendation
Contact a qualified professional.
Repair
2.2.1 Basements & Crawlspaces
MODERATE CRACKS
The foundation was noted to have moderate sized cracks. The homeinspection does not determine the amount of movement or predictfuture movement. Further evaluation and repairs as needed byfoundation contractor or structaul engineer is recommended.
Recommendation
Contact a qualified professional.
Repair
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2.4.1 Mudsill/Anchor Bolts
SILL NO ANCHOR
As is common in older homes of this type, anchor bolts are not likely to have been provided at the time ofconstruction and could not be located during the inspection. Anchor bolts or fasteners connect the woodframing of the home to its concrete foundation to limit the independent movement of the framing on thefoundation during seismic activity. Improvement to secure the mudsill and wood framing of the home tothe foundation at regular intervals is recommended. Consultation with a foundation contractor or astructural engineer for additional information on this matter is suggested.
Recommendation
Recommend monitoring.
Repair
2.6.1 Pier Posts, Beams & Girders
STEEL STRAPPING RECOMMENDED
Steel reinforcement strapping is recommended between the pier and the floor support framing.Reinforcing this structural connection will add seismic resistive strength to the floor framing. Alterationsare discretionary. Consult a licensed structural engineer for further suggestions regarding seismicimprovements.
Recommendation
Contact a qualified professional.
Improve
2.8.1 Floor Structure
MOISTURE STAINING
Evidence of moisture staining on the wood sub floor material was observed from the crawl space in variouslocations. The wood surface was dry at the time of the inspection. Therefore, this is suspected to be frompast leakage. Review of a current pest control report is suggested and may provide additional informationon this matter.
Recommendation
Recommend monitoring.
Repair
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2.13.1 Roof Sheathing
MOISTURE STAINING
Some moisture staining was noted in the attic on the roof sheathing. Moisture staining of this type iscommonly caused by past/current roof leaks. Review of the roofing page in this report may provideadditional information on the current condition of the roof covering. Further evaluation may be advisable.
Recommendation
Recommend monitoring.
Repair
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ROOF COVERING
Asphalt Shingle
GUTTERS AND DOWNSPOUTS
Below Grade, Wood
INSPECTION METHOD
Ground
VIEWED FROM GROUND
The roof overall appeared to be in good condition when viewed from the ground level. A definitive conditionstatement is not possible without walking the roof surface itself. It is always recommended that a qualifiedroofing contractor with experience walking on this style of roof be consulted as to the roofs condition. Roofinspections on a regular basis can prolong the life of the roof surface. Inspecting the roof surface seasonally ishighly recommended.
Coverings: ASPHALT SHINGLE/NOT WALKED
The inspection is based on viewing the roof from the ground. The following conditions were noted. For a moredetailed evaluation of the roofing system, consulting with a qualified roofing contractor is needed.
Flashings: FLASHING/NOT WALKED WITH CONDITIONS
The roof flashings including the roof pipe jacks, roof to wall step flashings and other associated roof metal wereinspected on a limited basis from the ground level. Where visible, these flashings appeared to be in goodcondition and functioning as intended. While areas of the flashing were viewed both from the ground as well asfrom the interior of the attic space it is not possible to inspect all of the flashings and potential moisture accesslocations without walking the roof surface and visually evaluating the individual flashings closely. We recommendfurther evaluation of the roof surface by a licensed roofing contractor with experience walking this style of roof.Please look to the observations section for more information.
Gutters & Downspouts: RE-ROUTE SUGGESTED
As a preventative measure, it may be wise to redirect all downspouts that drain above grade so they discharge atleast five (5) feet from the base of the house. This can be a beneficial improvement that adds stability to thehome by preventing the expansion and contraction commonly associated with moisture penetration into the soilsaround the foundation.
3: ROOF
IN NI NP O
3.1 Solar Panels X
3.2 Coverings X X
3.3 Flashings X X
3.4 Skylights X
3.5 Gutters & Downspouts X X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
Limitations
Description
LIMITATIONS OF ROOFING SYSTEM INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
Not all of the underside of the roof sheathing is inspected for evidence of leaks.
Evidence of prior leaks may be disguised by interior finishes.
Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage.Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and otherfactors.
Antennae, chimney/flue interiors that are not readily accessible are not inspected and could requirerepair.
Roof inspection may be limited by access, condition, weather, or other safety concerns. Please also refer tothe pre-inspection contract for a detailed explanation of the scope of this inspection.
3.2.1 Coverings
MULTIPLE LAYERS INSTALLED
The roof covering was found to have had a number of layers of roofing material installed over time. Mostbuilding authorities limit this number of roofing layers to three. This may require the removal of the olderroofing material at the time of re-roofing. If additional information on this matter is desired, we suggestconsulting with a qualified roofing contractor.
Recommendation
Recommend monitoring.
Repair
3.2.2 Coverings
DE-GRANULATION
The gravel for the roof shingles is coming and falling off. The gravel acts as a protecting from the UV raysfrom the sun help protect the roof shingles. Further evaluation and repairs by a licensed contractor isrecommended.
Recommendation
Contact a qualified professional.
Repair
3.3.1 Flashings
VOIDS/OPENINGS
The roof flashing was found to have voids or openings at the roof. Poorly sealed roof flashing is susceptibleto leakage and can result in moisture damage. Improvements to seal the voids or openings arerecommended.
Recommendation
Contact a qualified professional.
Repair
3.3.2 Flashings
LOOSE FLASHING
The roof flashing was found to be loose and/or inadequately secured
Repair
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The roof flashing was found to be loose and/or inadequately securedin various locations. Loose flashing is not likely to perform asintended and should be repaired. Improvement to better secure thisflashing is suggested. Consulting with a qualified roofing contractorfor additional information on this matter is suggested.
Recommendation
Contact a qualified professional.
3.3.3 Flashings
TAPE/COLLAR REQUIRED
One or more of the plumbing vent pipe penetrations on the roof has not been adequately sealed to themetal flashing. This condition is prone to leakage and requires repair. Improvements are needed to betterseal this connection. Typically, a special pipe tape intended for this use or a rubber collar is applied at thisconnection. Repairs as needed by a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Repair
3.3.4 Flashings
ROOF TO WALL FLASHING NOT VISIBLE
The roof to wall flashing was not visible and the inspector could notverify if it has been installed. Further evaluation and repairs asneeded by a licensed roofing contractor is recommended.
Recommendation
Contact a qualified professional.
Repair
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3.3.5 Flashings
MISSING/NOT VISIBLE FLASHING
VARIOUS AREAS
The flashing on the roof was missing/not visible. Missing flashing canallow for leakage to the surrounding areas. Moisture related damagecan then occur. Further evaluation and repairs as needed by alicensed contractor is recommended.
Recommendation
Contact a qualified professional.
Repair
3.5.1 Gutters & Downspouts
LEAK WITH STAINS
VARIOUS AREAS
Several of the gutters around the house appear to be leaking with moisture stains noted. This conditionshould be evaluated further and repaired as needed.
Recommendation
Contact a qualified professional.
Repair
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WALL CLADDING
Wood
SOFFIT & FASCIA
Wood
WINDOW/DOOR FRAME
Vinyl
DRIVEWAY
None
WALKWAYS & PATIOS
Concrete, Dirt
PORCHES, DECKS & STEPS
Concrete
LOT GRADING
Level Grade
FENCE & GATES
Wood
RETAINING WALLS
None
OBSERVATIONS
See the observations section formore information.
Exterior Doors: EXTERIOR ENTRY
DOOR
Wood
Windows: MATERIAL
Vinyl
Exterior Walls: WOOD SIDING WITH CONDITIONS
The wood exterior siding appears to be in generally good condition. Please look to the observations section formore information.
Exterior Doors: EXTERIOR DOOR WITH CONDITIONS
The door to the exterior was in good condition overall. See the observations section for more information.
4: EXTERIOR
IN NI NP O
4.1 Exterior Walls X X
4.2 Exterior Doors X X
4.3 Driveway X
4.4 Exterior Eaves X X
4.5 Windows X X
4.6 Lot Drainage X X
4.7 Porch X
4.8 Porch Cover X
4.9 Sidewalk X X
4.10 Decks X
4.11 Deck Cover X
4.12 Steps X
4.13 Walkways X X
4.14 Walkway Cover X
4.15 Patio X X
4.16 Patio Cover X
4.17 Pools X
4.18 Balcony X
4.19 Fence & Gate X X
4.20 Retaining Walls X
4.21 Clothesline X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Exterior Eaves: EXTERIOR EAVES WITH CONDITIONS
The exterior eaves, overhangs and fascia boards appear to be constructed in an industry standard manner andgenerally in good condition. See the observations section for more information.
Windows: WINDOWS WITH CONDITIONS
The windows installed on the home appear to be installed in a conventional fashion. Please look to theobservations section for more information.
Lot Drainage: LOT DRAINAGE WITH CONDITIONS
The soils around the home should be sloped or graded in manner as to promote drainage away from thefoundation. Please look to the observations section for more information.
Porch: CONCRETE MINOR CRACKS
The front porch is concrete slab on grade and appeared to be in generally good condition. Some cracking wasobserved on the walking surface and is considered a common condition in a home of this age and type.
Sidewalk: SIDEWALK WITH CONDITIONS
The concrete sidewalk at the street appeared to be in generally good condition. See the observations section formore information.
Walkways: CONCRETE WITH CONDITIONS
A number of concrete walkways have been provided around the house. While the walkways were found to be ingenerally good condition, some improvements are needed. Please look to the observations section for specificinformation.
Patio: CONCRETE WITH CONDITIONS
The patio is a concrete slab on grade. Please look to the observations section for more information.
Fence & Gate: WOOD FENCE WITH CONDITIONS
The fencing around the property appeared to be in adequate condition overall. Please look to the observationssection for more information.
Limitations
Description
LIMITATIONS OF EXTERIOR COMPONENTS INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
A representative sample of exterior components was inspected rather than every occurrence ofcomponents.
The inspection does not include an assessment of geological, geotechnical, or hydrological conditions,or environmental hazards.
Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities,outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are notinspected unless specifically agreed-upon and documented in this report.
Any fountains and related equipment are beyond the scope of this inspection and are not tested.
The inspector is not an engineer and offers no opinion to any engineering in any way.
The swimming pool, pool pump and related equipment along with the pool electrical system arebeyond the scope of this inspection and are not tested.
The pool, spa and related electrical equipment are beyond the scope of this inspection and are nottested or evaluated. Consulting with a pool / spa specialist for additional information on this equipment issuggested.
Sheds and outbuildings are beyond the scope of the inspection and not tested
ADA (Americans with Disabilities Act) requirements are not a part of this inspection and not inspectedfor.
Any ponds and related equipment are beyond the scope of the inspection and are not tested.
Any outdoor kitchen equipment, including any sinks, refrigerators, barbecue islands and relatedequipment are beyond the scope of the inspection and are not tested.
Any outdoor fire pits are beyond the scope of the inspection and are not tested.
Any playground equipment is beyond the scope of the inspection and are not tested.
Any tennis courts, golf or putting areas, basketball courts and related equipment are beyond the scopeof the inspection and are not tested.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
4.1.1 Exterior Walls
LIMITED INSPECTION LANDSCAPE
VARIOUS AREAS
The landscaping prevents a complete inspection of the exterior walls. Trimming back of bushes and treesin this area is recommended to provided proper air circulation to prevent moisture damage to the exteriorwall surfaces.
Recommendation
Contact a qualified professional.
Repair
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4.1.2 Exterior Walls
PLANTER BOX/AERAS ON GROUND
One or more planter boxes/areas were noted on the exterior of the home. Planter boxes/areas of this typerequire a moisture barrier to isolate the wet soils of planter and the wood framing of the home to preventmoisture seepage and damage to the wall cavity. Moisture barriers are installed at the time of constructionand typically cannot be verified during a visual inspection. Further evaluation of the planter box liner maybe desirable. Monitoring the interior of the home at the location of the planter boxes for signs of moistureis suggested.
Recommendation
Recommend monitoring.
Repair
4.1.3 Exterior Walls
SIDING/SOIL CLEARANCE
Improper clearance at the base of the exterior wall between thesiding and the dirt was noted. A 6" minimum clearance should bemaintained from the bottom of the exterior siding and the soilsaround the perimeter of the home to help prevent moisture damageand insect activity. Pulling back the soils as needed will correct thiscondition.
Recommendation
Contact a qualified professional.
Repair
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4.1.4 Exterior Walls
CAULKING NEEDED
General Recommendation - Regular maintenance of the wood exterior siding will be needed. Small voidsand separations often develop in the wood siding over time. General maintenance, including sealing of theexterior surfaces will be needed every few years. These voids and separations should be improved toprevent damage from moisture intrusion into the wall cavity. Typically, acrylic caulking is used to make thenecessary repairs.
Recommendation
Recommend monitoring.
Repair
Rear Door Threshold
4.1.5 Exterior Walls
ROT WOOD SIDING/TRIM
VARIOUS AREAS
Rot was observed in the wood siding/trim. This condition should be improved to prevent continuedmoisture penetration and additional damage. Proper maintenance of the siding will restrict the rot fromspreading. Review of a current pest control report may provide additional information andrecommendations for repair.
Recommendation
Contact a qualified professional.
Repair
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4.1.6 Exterior Walls
PEELING PAINT
VARIOUS AREAS
The painted surfaces on the exterior siding and trim of the home were noted to have deterioration.Exposed and unpainted wood surfaces are prone to damage from moisture intrusion and should beprotected from the elements. Improvements as needed are recommended
Recommendation
Contact a qualified professional.
Repair
4.1.7 Exterior Walls
VOIDS/HOLES GENERAL
VARIOUS AREAS
The siding was found to have an open hole or damaged area. Repairto seal the damaged area is needed to prevent additional damagefrom moisture intrusion into the wall. Repairs by a licensed contractorare recommended.
Recommendation
Contact a qualified professional.
Repair
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4.1.8 Exterior Walls
ONLY FRONT HOUSE INSPECTED
Only the front house on the property was inspected. No other part of the property or building wasinspected. If more information is desired for these areas, further evaluation is recommended.
Recommendation
Contact a qualified professional.
Repair
4.2.1 Exterior Doors
ROT DOOR &/OR FRAME
REAR EXTERIOR DOOR
The door to the exterior was found to have a damaged door and/orframe. Deterioration and/or wood rot was observed with repairsneeded to prevent the spread of this type of damage. Review of acurrent pest control report may provide additional information.
Recommendation
Contact a qualified professional.
Repair
4.4.1 Exterior Eaves
MOISTURE STAINS
Moisture staining on the underside of the patio cover was noted. This condition is an indication thatleakage has occurred at this location in the past. Monitoring of this area is suggested. If further leakage isobserved, roofing repairs will likely be needed. Review of a current pest control report may provideadditional information on this matter.
Recommendation
Recommend monitoring.
Repair
4.5.1 Windows
MISSING SCREEN (1)
REAR EXTERIOR WALL
A window screen at the garage is missing or not installed. Window screens serve to prevent intrusion intothe home by pest and insects. When damaged or lost, window screens should, ideally, be repaired orreplaced as necessary.
Recommendation
Contact a qualified professional.
Repair
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4.6.1 Lot Drainage
GRADING IMPROVEMENT NEEDED
The grading should be improved to promote the flow of storm water away from the house. This canusually be accomplished by the addition of topsoil. The ground should slope away from the house at arate of one inch per foot for at least the first ten feet. Ideally, at least eight (8) inches of clearance shouldbe maintained between soil level and the top of the foundation walls.
Recommendation
Contact a qualified professional.
Repair
4.9.1 Sidewalk
SIDEWALK RAISED/UNEVEN
The sidewalk is damaged with raised and uneven surfaces. Thiscondition presents a trip hazard. The raised surfaces should bealtered for improved safety. Improvements are stronglyrecommended.
Recommendation
Contact a qualified professional.
Safety Hazard
4.13.1 Walkways
TRIP HAZARD RAISED/UNEVEN
The walkway is damaged with raised and uneven surfaces. Thiscondition presents a trip hazard. The raised surfaces should bealtered for improved safety. Improvements are stronglyrecommended.
Recommendation
Contact a qualified professional.
Safety Hazard
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4.15.1 Patio
TRIP HAZARDSETTLEMENT/VOIDS/UNEVEN
The soil below the patio has settled and/or heaved creating voidswith raised and uneven walking surfaces. This is a trip hazard andshould be repaired.
Recommendation
Contact a qualified professional.
Safety Hazard
4.18.1 Balcony
DISCLAIMER
An industry standard home inspection is not designed to determine the structural standing of a balcony.Therefore, no conclusions on the structural conditions were made. A qualified structural engineer orretaining wall contractor is needed and should be consulted if a more detailed evaluation of the balcony isdesired.
Recommendation
Recommend monitoring.
Repair
4.19.1 Fence & Gate
GENERAL DETERIORATION
VARIOUS AREAS
Some deterioration of the fencing sections and the support posts/boards was noted. While the fence is stillstanding future alteration may be necessary.
Recommendation
Contact a qualified professional.
Repair
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Size of Electrical Service
120, 240
Service Entrance Wires
Overhead
Main Panel Location
Back
Panel Capacity
200 AMP
Panel Type
Circuit Breaker
Service Ground
Not Visible
Sub Panel Location
None
Distribution Wiring
Knob & Tube
Receptacles
Ungrounded
AFCI
None Found
GFCI
None Found
OBSERVATIONS
See the observations section formore information.
Service Entrance : OK OVERHEAD
The service entrance is provided by overhead cables and appears to be well secured. The drip loop at the mast isadequately configured and in good condition overall.
Main Panel: MAIN PANEL WITH DISCONNECT WITH CONDITIONS
For this inspection, the cluster of three panels are inspected as the main panel.
The main distribution panel is located on the exterior of the home. The main disconnect is rated at 200 amps. There are 2 - 120 volt circuits and 2 - 240 volt circuits in generally good condition. See the observations sectionfor more information.
5: ELECTRICAL
IN NI NP O
5.1 Service Entrance X
5.2 Main Panel X X
5.3 Specialized Voltaic Equipment X
5.4 Auxiliary Panel X
5.5 Distribution Wiring X X
5.6 Knob & Tube Wiring X X
5.7 Outlets X X
5.8 Switches X X
5.9 Lights X X
5.10 Ceiling Fans X
5.11 Motion Lights X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Distribution Wiring: DISTRIBUTION WIRING WITH CONDITIONS
The accessible distribution wiring where visible appeared to be generally in serviceable condition. See theobservations section for more information.
Knob & Tube Wiring: Knob and Tube Wiring With Conditions
Some knob-and-tube wiring was found to be is in use for part of the wiring system. Knob-and-tube wiring is amethod of wiring no longer used. Where visible, the knob-and-tube wiring appeared to be in serviceablecondition, however much of the wiring system is not visible. See the observations section for more information.
Outlets: 2 & 3 PRONG WITH CONDITIONS
This home is provided with both 2-prong ungrounded and 3-prong grounded electrical outlets. A sampling of theoutlets, where accessible, was tested. The majority was found to be functioning as intended and in serviceablecondition. Please look to the observations section for more information.
Switches: SWITCHES WITH CONDITIONS
A sampling of the light switches, through out the home were tested and appear to be operating properly and inserviceable condition. Please look to the observations section for more information.
Lights: LIGHTS WITH CONDITIONS
A sampling of the light fixtures in each room of the home were tested and the majority found to be functioningas intended and serviceable condition. See the observations section for more information.
Limitations
Observations
Description
LIMITATIONS OF ELECTRICAL SYSTEM INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
Electrical components concealed behind finished surfaces are not inspected.
Only a representative sampling of outlets and light fixtures were tested.
Furniture and/or storage restricted access to some electrical components, which may not be inspected.
The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components, which are not part ofthe primary electrical power distribution system.
Electric car chargers and related equipment are beyond the scope of the inspection and not tested.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
5.2.1 Main Panel
RUST IN PANEL
Rust and/or corrosion was noted in the panel. This is an indication that moisture has penetrated theelectrical system or panel. Rust, corrosion and moisture are not a good mix with electricity and may causeissues such as electrical shorts or other electrical related issues. Further evaluation and repairs as neededby a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Repair
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5.2.2 Main Panel
UPGRADING ELECTRICAL SYSTEM SHOULD BE CONSIDERED
The electric system for the home is a point where upgrading the electrical throughout the property shouldbe considered. Although the system is working well for its age, modern-day uses of many appliances suchas, cell phones, microwaves or any other electronic devices may be a little more than the system isintended to handle. Upgrading the electrical system as needed is recommended to be considered. Anywork is recommended to be performed by a licensed contractor.
Recommendation
Contact a qualified professional.
Repair
5.5.1 Distribution Wiring
ABANDONED WIRES(S)
CRAWLSPACE
Abandoned wire was found. Electrical wiring not in use should beproperly terminated in sealed junction boxes or removed. Furtherevaluation and repair by a qualified electrical contractor isrecommended.
Recommendation
Contact a qualified professional.
Repair
5.5.2 Distribution Wiring
KNOB & TUBE WIRING
VARIOUS AREAS
Knob and tube wiring was found to be in use on the property. This type of wiring is no longer a method isuse. Where visible the knob and tube wiring appeared to be in serviceable condition, however much of thewiring system is not visible. It is not uncommon for heavy where and loss to the insulation due to age arecharacteristics common with this type of wiring. Any knob and tube wiring that is exposed duringrenovations should be replaced.
Repair
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Recommendation
Contact a qualified professional.
5.5.3 Distribution Wiring
JUNCTION BOX MISSING
ATTIC AND THE CRAWLSPACE
A running slice was noted. All electrical connections are required to be made inside junction boxes fittedwith cover plates. Exposed electrical connections are easily damaged and can be a shock or fire hazard andrequire repair. Consulting with a qualified electrical contractor for additional evaluation and repair isrecommended.
Recommendation
Contact a qualified professional.
Repair
5.5.4 Distribution Wiring
LOOSE WIRE CRAWL (1+)
Several sheathed electrical cables in the crawlspace were found to beloose and/or laying on the soil. Unsecured and/or loose electricalcable can easily be damaged and requires repair. Electrical cable incontact with the soil can be a shock hazard. Improvement to securethis electrical cable to the undercarriage of the home isrecommended.
Recommendation
Contact a qualified professional.
Repair
5.6.1 Knob & Tube Wiring
REPLACE WHEN RENOVATION
Heavy wear and loss of insulation due to age are characteristics common with this type of wiring. Anyknob-and-tube wiring that is exposed during renovations should be replaced.
Recommendation
Recommend monitoring.
Repair
5.7.1 Outlets
LOOSE/VARIOUS LOCATIONS
VARIOUS LOCATIONS OF THE HOME
Outlets were noted to be loose. These outlets should be repaired to properly secure them to the wall.
Recommendation
Contact a qualified professional.
Repair
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5.7.2 Outlets
SEVERAL 2 PRONG ORIGINAL
This house was originally constructed with a non-grounded wiring system. The use of 2-prong ungroundedoutlets was standard at the time. Todays 3-prong grounded outlets are often improperly installed asreplacements for the original 2-prong outlets. This condition should be corrected when found. A number of3-prong outlets through out the home were found to be ungrounded when tested and require repair. Upgrading the electrical circuit to provide a ground source for each ungrounded outlet can be undertakenor the receptacle can be returned to the original 2-prong type. Improvements as needed arerecommended.
Recommendation
Contact a qualified professional.
Repair
5.7.3 Outlets
EXTERIOR COVER PLATE DAMAGED
PORCH
The exterior coverplate is damaged. This can allow moisture to comeun contact with the electrical system. Repairs as needed by a licensedcontractor is recommended.
Recommendation
Contact a qualified professional.
Repair
5.7.4 Outlets
NO POWER SOURCE FOR WASHER DRYER FOUND
No electrical power sources from for the washer or dryer was noted at the time of inspection. However, itshould be noted, the storage in the laundry room for the work going on in the home blocks the view of theinspector. Ensuring that there is a power source for the washer and dryer electrically speaking isrecommended. Repairs as needed, by a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Repair
5.8.1 Switches
UNIDENTIFIED (1+)
Several switches did not appear to control any electrical device. The purpose of these switches and theirfunction could not be determined. These switches and their circuitry should be investigated to verify theirpurpose. Consulting with the current occupant is recommended and may provide additional information.
Recommendation
Recommend monitoring.
Repair
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5.9.1 Lights
LIGHT NON - OPERATE
VARIOUS AREAS
A light did not appear to be working when the switch was turned on. Changing the light bulb first may takecare of this issue. If changing the light bulb does not resolve the further evaluation repairs buy a licensedcontractor are recommended.
Recommendation
Contact a qualified professional.
Repair
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Energy Source
Gas
Heat Type
Gas Wall Heater, Gas Floor
(Gravity) Heater
Distribution Methods
N/A
With Conditions
The following conditions werenoted.
Equipment: GAS CEILING/WALL HEATER
Upstairs Hallway
A gas ceiling /wall heater(s) was noted in the home. See the observations section for more information.
Flue Vent: FLUE VENT WITH CONDITIONS
A exhaust vent pipe has been provided for the heating system to vent to the exterior. Please look to theobservations section for more information.
6: HEATING
IN NI NP O
6.1 Equipment X X
6.2 Zoned Heat Delivery X
6.3 Supply Air Ductwork X
6.4 Return Air Ductwork X
6.5 Air Filter X
6.6 Combustion Exhaust X
6.7 Flue Vent X X
6.8 Thermostat X
6.9 Gas Floor Heat X
6.10 Gas Wall Heat X
6.11 Hydronic Radiant Heat X
6.12 Electric Wall Heaters X
6.13 Electric Baseboard Heat X
6.14 Electric Radiant Heat X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
Limitations
Description
LIMITATIONS OF HEATING SYSTEM INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
The adequacy of heat supply or distribution balance is not inspected.
The interiors of flues or chimneys, which are not readily accessible, are not inspected.
The furnace heat exchanger is not fully accessible and therefore considered to be beyond the scope of theinspection.
Air handling equipment (i.e., humidifiers, dehumidifiers and electronic air filters) is beyond the scope of theinspection and not evaluated.
Solar space heating equipment/systems are not inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
6.1.1 Equipment
LIMITED INSPECTION GAS OFF
BOTH UPSTAIRS AND DOWNSTAIRS UNITS
The furnace was not operational at the time of inspection. The gas supply for the furnace was off and thesystem could not be tested. Operating the furnace when the gas is turned on is advised to confirmadequate function.
Recommendation
Recommend monitoring.
Repair
6.7.1 Flue Vent
POSSIBLE ASBESTOS PIPING/MATERIALS
A white piping or other material was observed in the home. Based on
Repair
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A white piping or other material was observed in the home. Based onthe age of this home, there is a possibility the white piping or othermaterial may contain some asbestos. This can only be verified bylaboratory analysis, which is beyond the scope of this inspection. TheEnvironmental Protection Agency (E.P.A.) reports that asbestosrepresents a health hazard if friable (damaged, crumbling, or in anystate that allows the release of fibers). If any sections of the whitepiping material are indeed friable, or become friable over time, aspecialist should be engaged. Further guidance is available from theEnvironmental Protection Agency (E.P.A.). Due to the age ofconstruction, there may be other materials within the home thatcontain asbestos but are not identified by this inspection report. Ifadditional information on this matter is desired, consulting with aqualified specialist in this field is suggested.
Recommendation
Contact a qualified professional.
6.7.2 Flue Vent
CORRODED FLUE
Corrosion was noted at the flue. Since the flue is used to vent theexhaust gases from the furnace, replacing the flue is recommended.Repairs by a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Repair
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Attic/Roof Insulation
None Observed
Exterior Wall Insulation
Not Verified
Floor Cavity Insulated
None
Roof Ventilation
Gable Vents
Crawl Space Ventilation
Exterior Wall Vents
Exhaust Fan/Vent location
N/A
INSULATION WITH CONDITIONS
See the observations section formore information.
Attic Insulation: INSULATION
WITH CONDITIONS
Please look to the observationssection for more information.
Attic Ventilation: ATTIC
VENTILATION WITH CONDITIONS
See the observations section formore information.
Crawlspace Wall Vent: CRAWL SPACE WALL VENT OK
The screen vents located at the base of the exterior walls around the perimeter of the home provide ventilationto the crawl space below. The vents were found to be fully screened and in good condition.
Dryer Vent: DRYER VENT OK
Attic vents have been installed to provide ventilation to the attic area. Where visible the vents and their coveringsare in good condition and appear to provide adequate ventilation as intended.
7: INSULATION
IN NI NP O
7.1 Attic Insulation X X
7.2 Wall Insulation X
7.3 Floor Insulation X
7.4 Attic Ventilation X X
7.5 Power Ventilator X
7.6 Crawlspace Wall Vent X
7.7 Dryer Vent X
7.8 Laundry Room Fan X
7.9 Whole House Exhaust Fan X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
Limitations
Description
LIMITATIONS OF INSULATION / VENTILATION INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:
Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriersare not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) areperformed.
Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot bepositively identified without a detailed inspection and laboratory analysis. This is beyond the scope of theinspection.
An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussedin this or a separate report.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
7.1.1 Attic Insulation
NO INSULATION NOTED
As common in old homes no insulation was noted in the home. Insulation helps to keep the utility billsdown amongst other advantages. Installation of insulation in the home by a licensed contractor isrecommended and will help with energy efficiency and the monthly bill for the utilities. Improvements arerecommended.
Recommendation
Contact a qualified professional.
Repair
7.4.1 Attic Ventilation
GABLE VENT DAMAGED/MISSING
REAR OF HOME
Gable vent was damaged/missing, which could allow pests to enter.Recommend a qualified attic or ventilation contractor repair.
Recommendation
Contact a qualified professional.
Repair
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Water Supply Source
N/A
Service Pipe to House
Not Found, N/A
Main Valve Location
Not Found
Supply Piping
Steel
Waste System
Unknown
Drain/Waste/Vent Piping
Cast Iron, Plastic
Other Components Tested
N/A
AGING SYSTEM
The plumbing system is showing signs of age. Updating the system will be required over time.
Gas Meter & Piping: SOUTH WITH CONDITIONS
Gas Meter & Piping The main gas meter is located on the exterior of the home at the South side. The gas meter,connections and piping where visible appear to be in adequate condition and functioning as intended. See theobservations section for more information.
Supply Piping: GALVANIZED W/CONDITIONS
The galvanized supply piping where visible was found to be adequately installed and in good condition overall.Please look to the observations section for more information.
Waste, & Vent Systems: WASTE VENT WITH CONDITIONS.
The waste and vent pipe, where visible, was found to be adequately installed and in good condition overall.Please look to the observations section for more information.
General Sinks: KITCHEN SINK WITH CONDITIONS
The faucet and the plumbing under the kitchen sink were evaluated for function and performance. See theobservations section for more information.
8: PLUMBING
IN NI NP O
8.1 Gas Meter & Piping X X
8.2 Supply Piping X X
8.3 Waste, & Vent Systems X X
8.4 Hose Bibs X
8.5 General Sinks X X
8.6 Laundry Sink / Tub X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
Limitations
Description
LIMITATIONS OF PLUMBING SYSTEM INSPECTION
Any estimates of insulation R-values or depths are rough average values. As we have discussed and as
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Observations
Any estimates of insulation R-values or depths are rough average values. As we have discussed and asdescribed in your inspection contract, this is a visual inspection limited in scope by (but not restricted to)the following conditions:
Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below thestructure, or beneath the ground surfaces are not inspected.
Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or aseparate report.
Clothes washing machine connections are not inspected.
Interiors of flues or chimneys, which are not readily accessible, are not inspected.
Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private wastedisposal systems are not inspected unless explicitly contracted-for and discussed in this or a separatereport.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
8.1.1 Gas Meter & Piping
NO WRENCH
A wrench for the gas meter shut off valve was not located in thevicinity of the gas meter as recommended in seismically active zones.Securing a properly sized wrench to the gas meter or nearby piping toprovide a convenient means of shutoff in an emergency is suggested.The valve at the base of the meter pipe can be turned 90 degrees ineither direction to shut the gas supply off.
Recommendation
Contact a qualified professional.
Repair
8.1.2 Gas Meter & Piping
CORROSION
Evidence of corrosion of the gas piping was observed. Repairs by alicensed contractor are recommended. Gas pipe that is corroded canleak with out warning.
Recommendation
Contact a qualified professional.
Repair
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8.2.1 Supply Piping
CORROSION
VARIOUS AREAS
Corrosion on the exterior of the galvanized supply piping was noted.This level of corrosion is common in older galvanized pipe andindicates that replacement of the affected areas will be required inthe near term. While no leakage was detected at this location, thecorroded pipes should be monitored and repairs made as needed.
Recommendation
Contact a qualified professional.
Repair
8.3.1 Waste, & Vent Systems
SIGNS PAST LEAK IN CRAWL
The waste and drainpipe has signs of past leakage in the crawlspace. While no active leakage was detected,monitoring of this area is suggested. Consulting with the seller or current occupant for additionalinformation on this matter is suggested.
Recommendation
Recommend monitoring.
Repair
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8.5.1 General Sinks
GURGLING HEARD AT DRAIN
KITCHEN SINK
Gurgling noises were heard as the water drained from the sink. This can be signs of a few differentplumbing issues including, but not limited to, improper ventilation of the plumbing drain lines. Furtherevaluations by a licensed contractor and repairs as needed are recommended.
Recommendation
Contact a qualified professional.
Repair
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Power Source/Type
Gas
Location
Laundry Room
Capacity
40
Type
Gas
Water Heater Unit: WITH
CONDITIONS
Please see the comments sectionfor more information.
Combustion Air Source:
OBSERVATIONS
See the observations section formore information.
WATER HEATER WITH CONDITIONS
The water heater was functioning as intended at the time of the inspection. Some repairs or improvements areneeded. Please look to the observations section for specific information.
Water Heater Strapping: WATER HEATER STRAPPING WITH CONDITIONS
Per local and state guidelines, water heaters in seismic zones are required to be anchored or strapped to a fixedsurface to resist lateral movement during seismic activity. During the review of the seismic strapping, thefollowing observations were noted.
Exhaust Vent: EXHAUST VENT WITH CONDITIONS
A metal exhaust vent pipe is provided at the top of the water heater to vent the exhaust to the exterior. See theobservations section for more information.
Drain Pan: Drip Pan With Drain Ok
A drip pan was noted to be underneath the water heater having a drain that goes out. This helps to preventmoisture damage to surrounding areas, if the water heater was to leak. No action is needed at this time.
TPR Valve: TEMPERATURE/PRESSURE VALVE WITH CONDITIONS
A temperature & pressure relief (TPR) valve and discharge pipe has been provided. TPR valves are intended torelieve excessive pressure within the water heater tank should a malfunction occur. It should be noted that theTPR valve is not tested during the inspection of the water heater. See the observations section for moreinformation.
Supply Pipes: SUPPLY PIPES OK
The incoming and out going water supply pipes appear to be adequately configured and in good condition. Ashut-off valve on the incoming supply pipe has been provided.
9: WATER HEATER
IN NI NP O
9.1 Water Heater Unit X X
9.2 Water Heater Strapping X X
9.3 Exhaust Vent X X
9.4 Water Heater Platform X
9.5 Drain Pan X
9.6 TPR Valve X X
9.7 Supply Pipes X
9.8 Gas Connection X
9.9 Combustion Air Source X X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Gas Connection: GAS SUPPLY PIPES OK
The gas supply line to the water heater and the gas shut-off valve are fully accessible and where visible in goodcondition.
Limitations
Observations
Description
LIMITATIONS OF WATER HEATER INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions:
Components concealed behind finished surfaces could not be inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
9.1.1 Water Heater Unit
WATER HEATER OFF - NO HOT WATER
The water heater was off at the time of the inspection. This limits the inspection of any sales involving hotwater through out the property. Further evaluation and restoring hot water to the property by a licensedcontractor is recommended.
Recommendation
Contact a qualified professional.
Repair
9.2.1 Water Heater Strapping
IMPROPER STRAPPING
The installation and configuration of the seismic straps at this water heater do not meet the currentstandards and require repair. As a general rule, two metal straps fully encircling the water heater, one inthe upper 1/3rd and one in the lower 1/3rd positioned 4 above the controls, with lag bolts to wall framingstuds are required.
In this case the screws that are holding the 2x4 spacers in place are not structurally rated. The strapping issecure to the spacers instead of the wall framing. Mounting to the wall framing is recommended. Repairsas needed by a licensed contractor is recommended.
Recommendation
Contact a qualified professional.
Repair
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9.3.1 Exhaust Vent
6 INCH CLEARANCE NEEDED
The single wall exhaust flue requires a 6" clearance from anythingcombustible. The exhaust flues less than 6" away from materials. Ifthe exhaust flue gets hot with use of the water heater, this could be afire related issue. Repairs as needed by license contractorsrecommended.
Recommendation
Contact a qualified professional.
Repair
9.6.1 TPR Valve
DISCHARGE PIPEDISCONNECTED/DAMAGED
The temperature pressure relief drain pipe was noted to bedisconnected or damaged. This can allow from water leakage to thesurrounding area which may lead to moisture related damage to thesurrounding areas. Also, this could possibly cause injury if hot waterwas to spray on somebody from the discharge pipe. Repairs asneeded by a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Safety Hazard
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9.9.1 Combustion Air Source
INTERIOR SOURCE ONLY
A supply of (exterior) combustion air (and draft air) for the water heating system has not been installed. Anair source separation offers the safest installation option for a gas appliance by lowering the potential forcarbon monoxide contamination of the conditioned air throughout the home. Additional combustion aircan usually be provided without a great deal of difficulty or expense. An exterior source of combustion airis recommended. Consult a licensed HVAC specialist or Plumber for further suggestions regarding thiscondition.
Recommendation
Recommend monitoring.
Repair
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Bathrooms Inspected
Downstairs Hall, Upstairs Hall
Floor Coverings
Vinyl
Ventilation
Window
Outlets
Ungrounded
See comments below for more
information.
See comments below for moreinformation.
Floor Cover: Vinyl W/Cond.Both Bathrooms
Please see the observations section for more information regarding the vinyl floor coverings in this bathroom.
Ventilation: WINDOW OK
Downstairs Hall Bathroom
A window has been provided for ventilation of this bathroom. The window appeared to be in good condition andfunctioning as intended when operated.
Outlets: Outlet with conditions
An electrical outlet has been provided in this bathroom. See the observations section for more information.
Sinks: Single Sink With Conditions
Both Bathrooms
The sink was filled to the overflow and tested for supply flow and drainage. See the observations section formore information.
Toilet: TOILET OK
Both Bathrooms
The toilet appeared to be adequately secured to the floor and drained adequately when flushed.
10: BATHROOMS
IN NI NP O
10.1 Floor Cover X X
10.2 Ventilation X
10.3 Outlets X X
10.4 Sinks X X
10.5 Toilet X X
10.6 Bathtub X
10.7 Bathtub / Shower Combo X X
10.8 Shower X X
10.9 Whirlpool Bathtub X
10.10 Whirlpool Bathtub / Shower Combo X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Bathtub / Shower Combo: BATHTUB/SHOWER W/CONDITIONSUpstairs Hall Bathroom
The bathtub/shower combo was partially filled with water and tested for functional flow at the supply anddrainage systems. Please look to the observations section for more information pertaining to this bathtub.
Shower: SHOWER W/CONDITIONS
Downstairs Hall Bathroom
The shower was tested for function and performance. Please look to the observations section for moreinformation.
Limitations
Observations
Description
LIMITATIONS OF BATHROOM COMPONENTS INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions:
Components concealed behind finished surfaces could not be inspected.
Showers are not fill tested as part of an industry standard home inspection.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
10.1.1 Floor Cover
VOID BATH/SHOWER
DOWNSTAIRS HALL BATHROOM
A void in the flooring where it meets the base of the bathtub &shower was noted. Openings at this location can allow moisture toseep below the floor covering and cause damage. We suggestcaulking to fill and seal any voids found at this location.
Recommendation
Contact a qualified professional.
Repair
10.1.2 Floor Cover
MOISTURE STAIN(S)
UPSTAIRS HALL BATHROOM
Moisture staining was noted. This indicates past ir present leakage.Further evaluation and repairs as needed by a licensed contractor isrecommended.
Repair
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Recommendation
Contact a qualified professional.
10.3.1 Outlets
GFCI RECOMENDED
Upgrading this outlet to a GFCI protected type is recommended as a safety improvement. Installation isdiscretionary.
Recommendation
Contact a qualified professional.
Repair
10.4.1 Sinks
CORRISION
UPSTAIRS HALL BATHROOM
The sink bowl while still functional, with no leakage evident, has someminor corrosion visible. This condition in common in older steel sinksand should be monitored. Repairs for this condition are not practical.Replacement of the sink is normally undertaken as needed.
Recommendation
Contact a qualified professional.
Repair
10.4.2 Sinks
FAUCET LEAKS
DOWNSTAIRS HALL BATHROOM
The faucet was noted to be leaking during operation and/or when off.
Repair
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The faucet was noted to be leaking during operation and/or when off.Repairs as needed by a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
10.7.1 Bathtub / Shower Combo
FAUCET LEAKS IN USE
UPSTAIRS HALL BATHROOM
The bathtub faucet leaks from the handle when in use. Repairs as needed by a licensed contractor arerecommended.
Recommendation
Contact a qualified plumbing contractor.
Improve
10.7.2 Bathtub / Shower Combo
GROUT/CAULKING VOIDS
UPSTAIRS HALL BATHROOM
Voids in the grout/caulking of the bathtub / shower enclosure where noted. Deteriorated or missing groutcan allow leakage and moisture damage to the surrounding areas and should be maintained. Improvement to the grout/caulking as needed to maintain an adequate seal of the enclosure isrecommended
Recommendation
Contact a qualified professional.
Repair
10.7.3 Bathtub / Shower Combo
NO GLASS OR CURTAIN IN USE
UPSTAIRS HALL BATHROOM
Neither a glass door or curtain is in use at this shower location. Some type of moisture barrier should beconsidered before the shower is to be utilized.
Recommendation
Contact a qualified professional.
Repair
VIDEO
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10.7.4 Bathtub / Shower Combo
BATHTUB/SHOWER ENCLOSURE TOO SHORT
The bathtub/shower enclosure is too short to operate as a shower.This can allow for water to damage the surrounding areas. Eitherremoving the shower head or replacing the enclosure to make thearea protected as needed is recommended. All repairs arerecommended to be done by a licensed contractor.
Recommendation
Contact a qualified professional.
Repair
10.7.5 Bathtub / Shower Combo
MISSING SHOWERHEAD
UPSTAIRS HALL BATHROOM
The shower head was not installed/missing at the time of the inspection. Instilling a showerhead beforeusing the shower is recomended.
Recommendation
Contact a qualified professional.
Repair
10.8.1 Shower
GROUT/CAULKING VOIDS
DOWNSTAIRS HALL BATHROOM
Voids in the tile grout/caulking of the shower enclosure where noted. Deteriorated or missinggrout/caulking can allow leakage and moisture damage to the surrounding areas and should bemaintained. Improvement to the tile grout/caulking as needed to maintain an adequate seal of the tiledshower enclosure is recommended.
Recommendation
Contact a qualified professional.
Repair
10.8.2 Shower
NO GLASS OR CURTAIN IN USE
Neither a glass door or curtain is in use at this bathtub/shower location. Some type of moisture barriershould be considered before the shower is to be utilized.
Recommendation
Contact a qualified professional.
Repair
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10.8.3 Shower
FAUCET LEAKS IN USE
DOWNSTAIRS HALL BATHROOM
The shower faucet leaks from the handle when in use. Repairs as needed by a licensed contractor arerecommended.
Recommendation
Contact a qualified professional.
Repair
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Wall and Ceiling Finishes
Drywall/Plaster
Floor Surfaces
Vinyl, Wood
Windows Style and Glazing
Sliders, Double Glazed
Doors
Wood
See Comments
See the comments in theobservations sections for moreinformation.
Kitchen Countertops:
Countertop Material
Tile
Wall / Ceiling Finishes: WALL/CEILING FINISHES WITH CONDITIONS
The interior wall and ceiling finishes were found to be in generally good condition. Please look to theobservations section for more information.
Floor Coverings: FLOOR COVERING WITH CONDITIONS
The floor covering where visible appeared to be in generally good condition. Please look to the observationssection for more information.
Windows: WIN OK Dual
The windows installed in this home are a dual glazed type. A sampling of the windows in each room wereoperated and appeared to be in adequate condition. The windows opened and closed smoothly with functionallatches observed.
Doors: Doors-OK
A sampling, of the doors throughout the home was tested. The doors were found to be adequately installed andin good working condition overall.
Kitchen Countertops: COUNTER TOP W/CONDITIONS
The counter top is in generally good condition and shows typical wear and tear, not unusual for this high trafficarea. Please look to the observations section for more information.
11: INTERIOR
IN NI NP O
11.1 Wall / Ceiling Finishes X X
11.2 Floor Coverings X X
11.3 Windows X
11.4 Doors X
11.5 Sliding Glass Doors X
11.6 French Doors X
11.7 Kitchen Countertops X X
11.8 Kitchen Cabinets X
11.9 Bathroom Vanity Cabinets X
11.10 Steps, Stairways & Railings X
11.11 Skylights X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Kitchen Countertops: LIGHT WEAR
The countertop is in generally good condition and shows typical wear and tear, not unusual for this high trafficarea.
Steps, Stairways & Railings: SR-OK
The size and orientation (rise/run) of the stairway steps appear to be proper and comfortable to negotiate. Theheight and spacing of the stairway railing appears to be adequate. The railing was well secured and in goodcondition.
Limitations
Observations
Description
LIMITATIONS OF INTERIOR COMPONENTS INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions
Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may blockdefects.
Carpeting, window treatments, seals on dual pane windows, central vacuum systems, householdappliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.
Storage in closets and cabinets prevent the inspector from offering opinions in these areas. Furtherevaluation once better access is achieved is recommended.
Some of the windows were blocked by personal belongings and not operated during the inspectionprocess. While every effort is made to inspect all available windows for integrity and operation, personalitems such as furnishings and stored belongings are not moved or handled under the guidelines of ourprofession.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
11.1.1 Wall / Ceiling Finishes
STORAGE BLOCKS VIEW
UPSTAIRS BATHROOM
Storage blocks the view of the inspector. This limits the inspectorsopinion. Once complete access is achieved, further evaluation isrecommended.
Recommendation
Recommend monitoring.
Repair
VIDEO
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11.1.2 Wall / Ceiling Finishes
MINOR CRACKS
Cosmetic cracking of the interior wall and/or ceiling finish was noted in various areas. This condition is notuncommon and is often the result of some settlement of the home or shrinkage of the framing lumber.Repairs are discretionary and should be undertaken in the course of routine maintenance.
Recommendation
Contact a qualified professional.
Repair
11.1.3 Wall / Ceiling Finishes
WORK IN PROGRESS
VARIOUS AREAS OF THE HOME
Work (Such as painting and patching for example) was being performed with the time inspection. Doors,light switch and outlet coverplate were removed. This limits the inspectors opinion in areas where the workis being performed. . Consulting with the contractor who was doing the work for more information isrecommended.
Recommendation
Contact a qualified professional.
Repair
VIDEO
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11.1.4 Wall / Ceiling Finishes
PREVIOUS LEAKS
VARIOUS AREAS
There have been previous leaks in the home. Work was already in process before the inspection. We cannot represent any part of the leaking issues since the work was in process before the inspection.Consulting the owner and the contractor performing the work for more information is recommended.
Recommendation
Contact a qualified professional.
Repair
11.2.1 Floor Coverings
CREAKING FLOORS
Floor creaking was noted at several locations through out the home. Often repairs to screw the sub-floorto the floor joists will improve this condition. Improvements are discretionary.
Repair
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Recommendation
Contact a qualified professional.
11.7.1 Kitchen Countertops
GROUT/CAULKING AT SINK
The kitchen counter top has voids in the grout/caulking at the deck around the sink. This is a commoncondition. Voids in the grout/caulking at the sink should be improved to prevent damage from moistureintrusion.
Recommendation
Contact a qualified professional.
Repair
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Fireplace Location
Living Room
Chimney
Masonry
Fireplace
Masonry Firebox
See the observations section for
more information.
Spark Screen / Rain Cap: SPARK
SCREEN/RAIN CAP
W/CONDITIONS
Please look to the observationssection for more information.
Chimney's: MC-OK Ground
The inspection of the masonry chimney was limited to viewing from the ground. This prevents a completeevaluation of the upper portion of the chimney. While the chimney overall appeared to be in good condition, onlythe base and the lower shoulder could be directly inspected. No conclusion on the condition of the upperchimney was made. For a more detailed evaluation, if desired, a masonry contractor should be consulted.
Fireplaces: MFB W/Cond.
The masonry fireplace has been constructed with a brick and mortar firebox. See the observations section formore information.
Fireplace Damper: FD W/Cond.
A metal damper door has been provided above the firebox. See the observations section for more information.
Hearth: Hearth with conditions
A non-combustible hearth has been provided directly in front of the fireplace. The non-combustible materialsused for the hearth serves a valuable purpose in reducing the chance of accidental fire from hot embers fallingout of the fireplace. See the observations section for more information.
Gas System: Firplace Gas System With Conditions
Fireplace Gas System A gas log or gas log lighter system is provided in this fireplace. See the observations sectionfor more information.
Enclosure: Fireplace Enclosure With Conditions
No form of fireplace enclosure glass/metal screen was noted at the time of inspection. The fireplace enclosurehelps to prevent unwanted sparks or embers from escaping the fireplace and leading to a possible fire situationto the surrounding areas. We recommend that an approved fireplace enclosure be installed at this fireplace
12: CHIMNEY'S/FIREPLACES
IN NI NP O
12.1 Chimney's X
12.2 Spark Screen / Rain Cap X X
12.3 Fireplaces X X
12.4 Fireplace Damper X X
12.5 Hearth X X
12.6 Gas System X X
12.7 Enclosure X X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
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Limitations
Observations
Description
LIMITATIONS OF FIREPLACE / CHIMNEY INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions:
Components concealed behind finished surfaces could not be inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
12.2.1 Spark Screen / Rain Cap
RAIN/SPARK CAP NOT SECURE
The spark arrestor and rain cap was noted to not be sitting on thefireplace properly and could fall with out warning. Repairs as neededby a licensed contractor are recommended.
Recommendation
Contact a qualified professional.
Repair
12.3.1 Fireplaces
MASONRY FIREBOX CRACKS/VOIDS
The fireplace firebox was found to have cracks/voids. Consulting with a qualified masonry contractor foradditional information is suggested.
Recommendation
Contact a qualified masonry professional.
Repair
12.4.1 Fireplace Damper
DAMPER STOP NOT INSTALLED FOR GAS
The flue damper door has not been properly configured for use with a gas log or log lighter. Todaysfireplace standards require damper doors to be configured in a manner as to not fully close. Removal ofthe damper door, installation of a metal clamp on damper door stop or wiring the damper handle to theopen position can correct this condition to allow gas to vent to the exterior if needed when the fireplace isnot in use. Improvements are strongly recommended.
Repair
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Recommendation
Contact a qualified professional.
12.5.1 Hearth
CRACKS
The hearth material outside the fireplace is damaged with crackingvisible. Repairs to replace the damaged hearth material aresuggested.
Recommendation
Contact a qualified professional.
Repair
12.6.1 Gas System
NO GAS KEY FOUND
The gas key that controls the gas for the fireplace was not found. This did not allow the inspector to testthe gas pipe. When a gas keys is found, further evaluation is recommended.
Recommendation
Contact a qualified professional.
Repair
12.7.1 Enclosure
NO ENCLOSURE
No enclosure was not noted for the fireplace. The enclosure helps tocontrol any kind of sparks or embers from coming out into the livingspace of the home while the fireplace in use. Installing a properlyrated enclosure as per the local building authorities guidelines isrecommended before use.
Recommendation
Contact a qualified professional.
Repair
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Appliances Tested:
None istalled Work In Progress
Appliances Present But Not
Tested
N/A
Other Components Tested
Smoke Detectors, Carbon
Monoxide Detector
Laundry Facility Location
Laundry Room
Laundry Facility
Gas Piping for Dryer, Vents to
Exterior, Waste Standpipe
With Conditions
The following Conditions werenoted.
Range/Oven/Cooktop:
Observations
See the observations section formore information.
Smoke Detectors: Smoke Detectors-With Conditions
Smoke detectors, which are an excellent safety device, provide an early warning in the event of a fire. A plannedescape route should be put into play upon hearing the detectors siren. The location of smoke detectors hasvaried over time. Refer to the comments below for further details regarding the placement and condition of thesmoke detectors installed within the home
Carbon Monoxide Detectors: No Carbon Monoxide Detectors
The State of California now requires (effective for all homes 07-01-2011) all homes to have carbon monoxidedetectors installed. A carbon monoxide detector was not noted in the home. It is recommended to have at leastone detector on each level/floor and near the bedrooms. Also reviewing the manufactures guidelines formaintenance, installation is recommended. See the information towards the end of the report for moreinformation. Testing and battery replacement should be performed regularly to insure proper operation.
13: APPLIANCES
IN NI NP O
13.1 Range/Oven/Cooktop X X
13.2 Microwave X
13.3 Dishwasher X
13.4 Waste Disposer X
13.5 Kitchen Exhaust Fan X
13.6 Smoke Detectors X X
13.7 Carbon Monoxide Detectors X X
13.8 Trash Compactor X
IN = Inspected NI = Not Inspected NP = Not Present O = Observations
Information
Limitations
Description
LIMITATIONS OF APPLIANCES INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in
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Observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions
Thermostats, timers and other specialized features and controls are not tested.
The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance ofappliances is outside the scope of this inspection.
Refrigerators or any appliance that is portable is not inspected and considered beyond the scope of theinspection.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
13.1.1 Range/Oven/Cooktop
WORK IN PROGRESS
With the work in progress at the time of inspection, no appliances were installed or inspected. Once thework is completed throughout the home further evaluation of any appliance that maybe installed isrecommended.
Recommendation
Contact a qualified professional.
Repair
13.6.1 Smoke Detectors
MISSING IN THE HALL
A smoke detector was not found in the hallway outside of the bedrooms as required. Smoke detectorsprovide early warning of smoke and/or fire within the home. Installation of a smoke detector is stronglyrecommended for enhanced safety.
Recommendation
Contact a qualified professional.
Safety Hazard
13.6.2 Smoke Detectors
MISSING IN BEDROOMS WITH RECOMENDATION
Smoke detectors are now recommended in all bedrooms/sleeping areas and should be installed asneeded. This regulation was not in affect at the time of initial construction. Improvements to providesmoke detectors in the bedrooms/sleeping areas that are not currently protected are recommended.Upgrades are discretionary.
Recommendation
Contact a qualified professional.
Safety Hazard
13.7.1 Carbon Monoxide Detectors
NO/MISSING CARBON MONOXIDE DETECTOR(S)
The State of California now requires (effective for all homes 07-01-2011) all homes to have carbon
Repair
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The State of California now requires (effective for all homes 07-01-2011) all homes to have carbonmonoxide detectors installed. A carbon monoxide detector was not noted in the hallways near thebedrooms. It is recommended to have at least one detector on each level/floor and near the bedrooms.Also reviewing the manufactures guidelines for maintenance, installation is recommended. See theinformation towards the end of the report for more information. Testing and battery replacement shouldbe performed regularly to insure proper operation.
Recommendation
Contact a handyman or DIY project
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Maintenance Advice
UPON TAKING OWNERSHIPAfter taking possession of a new home, there are some maintenance and safety issues that should be addressedimmediately. The following checklist should help you undertake these improvements:
Change the locks on all exterior entrances, for improved security.
Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can beadded to sliding windows and doors. Consideration could also be given to a security system.
Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleepingareas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries againin one year.
Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door inevery room of the house. Consult with your local fire department regarding fire safety issues and what to do inthe event of fire.
Examine driveways and walkways for trip hazards. Undertake repairs where necessary.
Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.
Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling orstumbling.
Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.
Install rain caps and vermin screens on all chimney flues, as necessary.
Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attendedthe home inspection, these items would have been pointed out to you.
REGULAR MAINTENANCEEVERY MONTH
Check that fire extinguisher(s) are fully charged. Re-charge if necessary.
Examine heating/cooling air filters and replace or clean as necessary.
Inspect and clean humidifiers and electronic air cleaners.
If the house has hot water heating, bleed radiator valves.
Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts isappropriate. Remove debris from window wells. Carefully inspect the condition of shower enclosures. Repair orreplace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Checkbelow all plumbing fixtures for evidence of leakage.
Repair or replace leaking faucets or shower heads.
Secure loose toilets, or repair flush mechanisms that become troublesome.
SPRING AND FALL
Examine the roof for evidence of damage to roof coverings, flashings and chimneys.
Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage,condensation or vermin activity. Level out insulation if needed.
Trim back tree branches and shrubs to ensure that they are not in contact with the house.
Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests orother vermin or insect activity.
Survey the basement and/or crawl space walls for evidence of moisture seepage.
Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions.
Ensure that the grade of the land around the house encourages water to flow away from the foundation.Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration,movement or safety hazards.
14: INFORMATIONAL ITEMS
Information
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Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch forevidence of rot in wood window frames. Paint and repair window sills and frames as necessary.
Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.
Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.
Test the Temperature and Pressure Relief (TPR) Valve on water heaters.
Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of thehome.
Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Cleanand lubricate hinges, rollers and tracks on overhead doors.
Replace or clean exhaust hood filters.
Clean, inspect and/or service all appliances as per the manufacturers recommendations.ANNUALLY
Replace smoke detector batteries.
Have the heating, cooling and water heater systems cleaned and serviced.
Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.
Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that allcomponents are secure. Flip the breakers on and off to ensure that they are not sticky.
If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If theproperty has a septic system, have the tank inspected (and pumped as needed).
If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the homeinspected by a licensed specialist. Preventative treatments may be recommended in some cases.
PREVENTION IS THE BEST APPROACHAlthough weve heard it many times, nothing could be more true than the old clich an ounce of prevention isworth a pound of cure. Preventative maintenance is the best way to keep your house in great shape. It alsoreduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, whenthe time comes. Please feel free to contact our office should you have any questions regarding the operation ormaintenance of your home. Enjoy your home!
Information About Carbon Monoxide
What is carbon monoxide (CO) and how is it produced in the home?
CO is a colorless, odorless, toxic gas. It is produced by the incomplete combustion of solid, liquid and gaseousfuels. Appliances fueled with gas, oil, kerosene, or wood may produce CO. If such appliances are not installed,maintained, and used properly, CO may accumulate to dangerous levels.
What are the symptoms of CO poisoning and why are these symptoms particularly dangerous?
Breathing CO causes symptoms such as headaches, dizziness, and weakness in healthy people. CO also causessleepiness, nausea, vomiting, confusion and disorientation. At very high levels, it causes loss of consciousnessand death. This is particularly dangerous because CO effects often are not recognized. CO is odorless and someof the symptoms of CO poisoning are similar to the flu or other common illnesses.
Are some people more affected by exposure to CO than others?
CO exposures especially affect unborn babies, infants, and people with anemia or a history of heart disease.Breathing low levels of the chemical can cause fatigue and increase chest pain in people with chronic heartdisease.
How many people die from CO poisoning each year?
In 1989, the most recent year for which statistics are available, there were about 220 deaths from CO poisoningassociated with gas-fired appliances, about 30 CO deaths associated with solid-fueled appliances (includingcharcoal grills), and about 45 CO deaths associated with liquid- fueled heaters.
How many people are poisoned from CO each year?
Nearly 5,000 people in the United States are treated in hospital emergency rooms for CO poisoning; this numberis believed to be an underestimate because many people with CO symptoms mistake the symptoms for the flu orare misdiagnosed and never get treated. How can production of dangerous levels of CO be prevented?
Dangerous levels of CO can be prevented by proper appliance maintenance, installation, and use:
Maintenance:
A qualified service technician should check your home's central and room heating appliances (including water
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heaters and gas dryers) annually. The technician should look at the electrical and mechanical components ofappliances, such as thermostat controls and automatic safety devices.
Chimneys and flues should be checked for blockages, corrosion, and loose connections.
Individual appliances should be serviced regularly. Kerosene and gas space heaters (vented and unvented)should be cleaned and inspected to insure proper operation.
CPSC recommends finding a reputable service company in the phone book or asking your utility company tosuggest a qualified service technician. Installation:
Proper installation is critical to the safe operation of combustion appliances. All new appliances have installationinstructions that should be followed exactly. Local building codes should be followed as well.
Vented appliances should be vented properly, according to manufacturer's instructions.
Adequate combustion air should be provided to assure complete combustion.
All combustion appliances should be installed by professionals. Appliance Use: Follow manufacturer's directionsfor safe operation.
Make sure the room where an unvented gas or kerosene space heater is used is well ventilated; doors leading toanother room should be open to insure proper ventilation.
Never use an unvented combustion heater overnight or in a room where you are sleeping. Are there signs that might indicate improper appliance operation?
Yes, these are:
Decreasing hot water supply
Furnace unable to heat house or runs constantly
Sooting, especially on appliances
Unfamiliar or burning odor
Increased condensation inside windows
Are there visible signs that might indicate a CO problem?
Yes, these are:
Improper connections on vents and chimneys
Visible rust or stains on vents and chimneys
An appliance that makes unusual sounds or emits an unusual smell
An appliance that keeps shutting off (Many new appliances have safety components attached that preventoperation if an unsafe condition exists. If an appliance stops operating, it may be because a safety device ispreventing a dangerous condition. Therefore, don't try to operate an appliance that keeps shutting off; call aservice person instead.)
Are there other ways to prevent CO poisoning?
Yes, these are:
Never use a range or oven to heat the living areas of the home
Never use a charcoal grill or hibachi in the home
Never keep a car running in an attached garage Can CO be detected?
Yes, CO can be detected with CO detectors that meet the requirements of Underwriters Laboratories (UL)standard 2034. Since the toxic effect of CO is dependent upon both CO concentration and length of exposure,long-term exposure to a low concentration can produce effects similar to short term exposure to a highconcentration. Detectors should measure both high CO concentrations over short periods of time and low COconcentrations over long periods of time - the effects of CO can be cumulative over time. The detectors alsosound an alarm before the level of CO in a person's blood would become crippling. CO detectors that meet theUL 2034 standard currently cost between $35 and $80. Where should the detector be installed? CO gasesdistribute evenly and fairly quickly throughout the house; therefore, a CO detector should be installed on the wallor ceiling in sleeping area/s but outside individual bedrooms to alert occupants who are sleeping. Aren't theresafety devices already on some appliances? And if so, why is a CO detector needed? Vent safety shutoff systemshave been required on furnaces and vented heaters sine the late 1980s. They protect against blocked ordisconnected vents or chimneys. Oxygen depletion sensors (ODS) have also been installed on unvented gasspace heaters since the 1980s. ODS protect against the production of CO caused by insufficient oxygen for propercombustion. These devices (ODSs and vent safety shutoff systems) are not a substitute for regular professional
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servicing, and many older, potentially CO-producing appliances may not have such devices. Therefore, a COdetector is still important in any home as another line of defense.
Are there other CO detectors that are less expensive?
There are inexpensive cardboard or plastic detectors that change color and do not sound an alarm and have alimited useful life. They require the occupant to look at the device to determine if CO is present. COconcentrations can build up rapidly while occupants are asleep, and these devices would not sound an alarm towake them. For additional information, write to the U.S. Consumer Product Safety Commission, Washington, D.C., 20207, callthe toll-free hotline at 1-800-638-2772, or visit the website http://www.cpsc.gov
Information About Lead Based Paint
Lead-based paint is hazardous to your health.
Lead-based paint is a major source of lead poisoning for children and can also affect adults. In children, leadpoisoning can cause irreversible brain damage and can impair mental functioning. It can retard mental andphysical development and reduce attention span. It can also retard fetal development even at extremely lowlevels of lead. In adults, it can cause irritability, poor muscle coordination, and nerve damage to the sense organsand nerves controlling the body. Lead poisoning may also cause problems with reproduction (such as adecreased sperm count). It may also increase blood pressure. Thus, young children, fetuses, infants, and adultswith high blood pressure are the most vulnerable to the effects of lead.
Children should be screened for lead poisoning.
In communities where the houses are old and deteriorating, take advantage of available screening programsoffered by local health departments and have children checked regularly to see if they are suffering from leadpoisoning. Because the early symptoms of lead poisoning are easy to confuse with other illnesses, it is difficult todiagnose lead poisoning without medical testing. Early symptoms may include persistent tiredness, irritability,loss of appetite, stomach discomfort, reduced attention span, insomnia, and constipation. Failure to treatchildren in the early stages can cause long-term or permanent health damage. The current blood lead levelwhich defines lead poisoning is 10 micro grams of lead per deciliter of blood. However, since poisoning mayoccur at lower levels than previously thought, various federal agencies are considering whether this level shouldbe lowered further so that lead poisoning prevention programs will have the latest information on testingchildren for lead poisoning.
Consumers can be exposed to lead from paint.
Eating paint chips is one way young children are exposed to lead. It is not the most common way that consumers,in general, are exposed to lead. Ingesting and inhaling lead dust that is created as lead-based paint "chalks,"chips, or peels from deteriorated surfaces can expose consumers to lead. Walking on small paint chips found onthe floor, or opening and closing a painted frame window, can also create lead dust. Other sources of leadinclude deposits that may be present in homes after years of use of leaded gasoline and from industrial sourceslike smelting. Consumers can also generate lead dust by sanding lead-based paint or by scraping or heating lead-based paint. Lead dust can settle on floors, walls, and furniture. Under these conditions, children can ingest leaddust from hand-to-mouth con- tact or in food. Settled lead dust can re-enter the air through cleaning, such assweeping or vacuuming, or by movement of people throughout the house.
Older homes may contain lead based paint.
Lead was used as a pigment and drying agent in "alkyd" oil based paint. "Latex" water based paints generallyhave not contained lead. About two-thirds of the homes built before 1940 and one-half of the homes built from1940 to 1960 contain heavily-leaded paint. Some homes built after 1960 also contain heavily-leaded paint. It maybe on any interior or exterior surface, particularly on woodwork, doors, and windows. In 1978, the U.S. ConsumerProduct Safety Commission lowered the legal maximum lead content in most kinds of paint to 0.06% (a traceamount). Consider having the paint in homes constructed before the 1980's tested for lead before renovating or ifthe paint or underlying surface is deteriorating. This is particularly important if infants, children, or pregnantwomen are present. Consumers can have paint tested for lead.
There are do-it-yourself kits available. However, the U.S. Consumer Product Safety Commission has not evaluatedany of these kits. One home test kit uses sodium sulfide solution. This procedure requires you to place a drop ofsodium sulfide solution on a paint chip. The paint chip slowly turns darker if lead is present. There are problemswith this test, however. Other metals may cause false positive results, and resins in the paint may prevent thesulfide from causing the paint chip to change color. Thus, the presence of lead may not be correctly indicated. Inaddition the darkening may be detected only on very light-colored paint. Another in-home test requires a trainedprofessional who can operate the equipment safely. This test uses X-ray fluorescence to determine if the paintcontains lead. Although the test can be done in your home, it should be done only by professionals trained by theequipment manufacturer or who have passed a state or local government training course, since the equipmentcontains radioactive materials. In addition, in some tests, the method has not been reliable. Consumers may choose to have a testing laboratory test a paint sample for lead.
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Lab testing is considered more reliable than other methods. Lab tests may cost from $20 to $50 per sample. Tohave the lab test for lead paint, consumers may: Get sample containers from the lab or use re-sealable plasticbags. Label the containers or bags with the consumer's name and the location in the house from which eachpaint sample was taken. Several samples should be taken from each affected room (see HUD Guidelinesdiscussed below).
Use a sharp knife to cut through the edges of the sample paint. The lab should tell you the size of the sampleneeded. It will probably be about 2 inches by 2 inches.
Lift off the paint with a clean putty knife and put it into the container. Be sure to take a sample of all layers ofpaint, since only the lower layers may contain lead. Do not include any of the underlying wood, plaster, metal, andbrick.
Wipe the surface and any paint dust with a wet cloth or paper towel and discard the cloth or towel.
The U.S. Department of Housing and Urban Development (HUD) recommends that action to reduce exposureshould be taken when the lead in paint is greater than 0.5% by lab testing or greater than 1.0 milligrams persquare centimeter by X-ray fluorescence. Action is especially important when paint is deteriorating or wheninfants, children, or pregnant women are present. Consumers can reduce exposure to lead-based paint. If you have lead-based paint, you should take steps to reduce your exposure to lead.
You can:
1. Have the painted item replaced.
You can replace a door or other easily removed item if you can do it without creating lead dust. Items that aredifficult to remove should be replaced by professionals who will control and contain lead dust.
2. Cover the lead-based paint.
You can spray the surface with a sealant or cover it with gypsum wallboard. However, painting over lead-basedpaint with non-lead paint is not a long-term solution. Even though the lead-based paint may be covered by non-lead paint, the lead-based paint may continue to loosen from the surface below and create lead dust. The newpaint may also partially mix with the lead-based paint, and lead dust will be released when the new paint beginsto deteriorate.
3. Have the lead-based paint removed.
Have professionals trained in removing lead-based paint do this work. Each of the paint-removal methods(sandpaper, scrapers, chemicals, sandblasters, and torches or heat guns) can produce lead fumes or dust. Fumesor dust can become airborne and be inhaled or ingested. Wet methods help reduce the amount of lead dust.Removing moldings, trim, window sills, and other painted surfaces for professional paint stripping outside thehome may also create dust. Be sure the professionals contain the lead dust. Wet-wipe all surfaces to remove anydust or paint chips. Wet-clean the area before re-entry. You can remove a small amount of lead-based paint if youcan avoid creating any dust. Make sure the surface is less than about one square foot (such as a window sill). Anyjob larger than about one square foot should be done by professionals. Make sure you can use a wet method(such as a liquid paint stripper).
4. Reduce lead dust exposure.
You can periodically wet mop and wipe surfaces and floors with a high phosphorous (at least 5%) cleaningsolution. Wear waterproof gloves to prevent skin irritation. Avoid activities that will disturb or damage lead basedpaint and create dust. This is a preventive measure and is not an alternative to replacement or removal.
Contact your state and local health departments lead poisoning prevention programs and housingauthorities for information about testing labs and contractors who can safely remove lead-based paint. The U.S. Department of Housing and Urban Development (HUD) prepared guidelines for removing lead-based paint. Ask contractors about their qualifications, experience removing lead-based paint, and plansto follow these guidelines.
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STANDARDS OF PRACTICE
Structural Components
I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components.II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space.III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil;B. observed indications of active water penetration; C. observed indications of possible foundation movement, suchas sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting,notching and boring of framing members that may, in the inspector's opinion, present a structural or safetyconcern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entrycould cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps withinaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting,bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on theadequacy of any structural system or component.
Roof
I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. thedownspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure ofthe roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roofleaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C.inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions thatprohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightningarresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectorsopinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I.perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-coveringmaterial.
Exterior
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C.adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconiesand carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number ofwindows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adverselyaffect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-coveringmaterials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediatebalusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows,shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readilyaccessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical,hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls,breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H.inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind orgeothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systemsor cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrityof multiple-pane window glazing or thermal window seals.
ElectricalI. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. theservice head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter andbase; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protectiondevices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches,lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter(AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles andcircuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled;and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in theintegrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B.any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, thecover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcingor excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence ofsmoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard,sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C.
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remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overloaddevices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security,fire or alarms systems or components, or other warning or signaling systems. G. measure or determine theamperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltagesystems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground.L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills,photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N.inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q.inspect exterior lighting.
HeatingI. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe:A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. Theinspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heatingsystem was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues orchimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers,electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground orconcealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity,BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pumpsystems, or other heating systems when ambient temperatures or other circumstances are not conducive to safeoperation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verifythermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
InsulationI. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaustsystems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulationobserved; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roofstructure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilationin unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are notreadily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move,touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surfacefinish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulationmaterial. F. activate thermostatically operated fans. G. determine the types of materials used in insulation orwrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
PlumbingI. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. thewater heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR)valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by runningthe water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. thedrain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe:A. whether the water supply is public or private based upon observed evidence; B. the location of the main watersupply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as inneed of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operatedsimultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that weremissing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had looseconnections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is notrequired to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy ofthe water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filteringsystems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinklersystems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E.determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing accesspanels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub andshower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance withconservation, energy or building standards, or the proper design or sizing of any water, waste or ventingcomponents, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stopdevices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuelstorage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems orwater filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hotwater at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy ofcombustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-reliefvalves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but notlimited to, those related to solar water heating and hot water circulation. U. determine the existence or condition ofpolybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
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InteriorI. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B.floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E.garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. Theinspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III.The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindlesand rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; andC. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is notrequired to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings orcarpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems orcomponents. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture,stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. movesuspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in thegarage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverseor related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms,whether interior or exterior, including their compliance with local, state or federal standards. M. operate anysystem, appliance or component that requires the use of special keys, codes, combinations or devices. N. operateor evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakagefrom microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker,coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliancesor devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanentlyinstalled. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy ofwhirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
Appliances10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens,dishwashing machines, and food waste grinders by using normal operating controls to activate the primaryfunction. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundryappliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heatingelements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specializedfeatures of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
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Item No. 4
To: Chair Foulkes and Board Members Date: July 24, 2019
From: Daniel Fama, Senior Planner
Subject: Referral from the Community Development Director requesting that the Historic Preservation Board provide direction regarding the proposed installation of vinyl
windows on a Structure of Merit located at the rear of The Courtyard, on property
located at 313 E Campbell Avenue.
Staff has had discussions with the new owners of The Courtyard complex regarding various
repairs and improvements to the structures—including the two-story Victorian-era residence at
the rear property (reference Attachment 1 – DPR Sheet). The project plans show new paint,
lighting fixtures, landscaping, windows, and removal of awnings (reference Attachment 2).
The Historic Preservation Ordinance allows the Community Development Director to approve
minor changes to an historic resource in an expedited manner if the changes "would not alter the
character-defining features of the structure…"(CMC Sec. 21.33.070.B.1.a). In this regard, the
Community Development Director was agreeable to most of the proposal, but provided the following comments:
•The Downtown Development Plan (Strategy D-1.2d) encourages awnings over windows
and entries. As such, if you wish to remove the awnings, you will need to replace them
with new architecturally appropriate awnings.
•Clarify that no interior improvements are proposed for the second-floor of the historichome structure (the plans suggest creation of new bathrooms).
•New windows on the historic home need to be wood.
•New lighting fixtures will need to be historically appropriate for a Spanish revival
building.
The owner's representative, Pete Beritzhoff, requested that staff reconsider denial of the proposed windows. Mr. Beritzhoff indicated that cost to install wood windows would be three times the
cost black vinyl windows with the same profile, rendering the work cost prohibitive. As a
compromise, the Community Development Director agreed to forward the request to the Board
for further review. The applicant has provided specification sheets for the windows (reference Attachment 3) and also provided a physical sample that staff will bring to the hearing. For the Board's reference, an excerpt from Historic Design Guidelines pertaining to windows is included
as Attachment 4.
Attachments:
1.DPR Sheet
2.Project Plans
3.Specification Sheet
4.Historic Design Guidelines
City of Campbell MEMORANDUM
Planning Division
DPR 523A (1/95) *Required information
Page 1 of 2 *Resource Name or #: The Courtyard P1. Other Identifier: Campbell Historic Resource
*P2. Location: Not for Publication Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 295-329 E. Campbell Ave. City Campbell Zip 95008 d.UTM: (Give more than one for large and/or linear resources) Zone ,mE/ mN e.Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., asappropriate) APN: 279-41-025 *P3a. Description: (Describe resource and its major elements. Include design, materials,condition, alterations, size, setting, and boundaries)
This Spanish Colonial revival courtyard apartment has been converted to a complex of small shops. At the rear of the courtyard is a two-story Victorian residence that has undergone inappropriate remodeling efforts. The Victorian has a side-gabled roof with a central front gable. The stucco-clad courtyard buildings have flat roofs with tile trimmed parapets. Each of the storefronts have recessed entrances flanked by large fix-paned windows.
*P3b. Resource Attributes: (List attributes and codes) 02—single family residence;03—gardencourt apartments *P4. Resources Present:
Building Structure Object
Site District Element of
District Other (Isolates, etc.) P5b.Description of Photo: (view, date, accession #) Front Façade,07/12/07
*P6. Date Constructed/Age andSource: Historic
Prehistoric
Both 1947
*P7. Owner and Address:Gilda Gualtieri, trustee 2224 Almaden Rd. #1 San Jose, CA 95125 *P8. Recorded by: (Name,affiliation, and address) G. Laffey, Archives & Architecture 353 Surber DR. San Jose, CA 95123 *P9. Date Recorded: 9/1998 *P10. Survey Type: (Describe) Inventory Update *P11. Report Citation: (Cite survey report and other sources, or enter "none.") 1977-78Survey, Kathy Kuster.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock
Art Record Artifact Record Photograph Record Other (List):
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date
P5a.Photograph or Drawing (Photograph required for buildings, structures, and objects.)
Attachment 1
DPR 523A (1/95) *Required information
*NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: Commercial Center B2. Common Name: The Courtyard B3. Original Use: Barn B4. Present Use: Small Shops *B5. Architectural Style: Greek Revival, c 1880-1890’s *B6. Construction History: (Construction date, alterations, and date of alterations) Estimated to be built, 1947. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: unknown b. Builder: unknown *B10. Significance: Theme Architecture Area Period of Significance Property Type Commercial Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Two one story buildings along the sides of the courtyards and a two-story house in back. The one-story buildings have a stucco finish with flat red-tiled roofs; rectangular metal framed windows; doors with a single panel of glass above which are transoms with a single rectangular piece of glass. The two-story house in back has a high gable roof with a plain boxed cornice roof trim with eaves that extend partly around the corner of the house; tar and gravel roof material; two red brick chimneys; the exterior wall material in front is stucco; the exterior wall material around the rest of the house is smooth flush wooden boards; two sash windows divided vertically around the entire house; overhanging flower bed above porch in front; there are two main doors in front: one is multi-paneled with glass; the other has a single panel of glass. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: Kevin Tokunaga (October 1985) Campbell Museum B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9
State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
TENANT IMPROVEMENT FOR STRIPES:ELISE ALDEN327 E. CAMPBELL AVECAMPBELL, CA 95008APN# 279-41-025PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE09.27.2018PER SHEETDAVID1850408.357.0818EXTERIOR REPLACEMENT/MODIFICATION FOR:BUILDING A, B, C & SITE LANDSCAPE295-327 E. CAMPBELL AVECAMPBELL, CA 95008CSCOVER SHEETAttachment 2
TENANT IMPROVEMENT FOR STRIPES:ELISE ALDEN327 E. CAMPBELL AVECAMPBELL, CA 95008APN# 279-41-025PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE09.27.2018PER SHEETDAVID1850408.357.0818A1BLDG A & B EXISTING ELEVATIONS
TENANT IMPROVEMENT FOR STRIPES:ELISE ALDEN327 E. CAMPBELL AVECAMPBELL, CA 95008APN# 279-41-025PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE09.27.2018PER SHEETDAVID1850408.357.0818A1.1BLDG C EXISTING ELEVATIONS
TENANT IMPROVEMENT FOR STRIPES:ELISE ALDEN327 E. CAMPBELL AVECAMPBELL, CA 95008APN# 279-41-025PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE09.27.2018PER SHEETDAVID1850408.357.0818A2BLDG A & B NEW ELEVATIONS
TENANT IMPROVEMENT FOR STRIPES:ELISE ALDEN327 E. CAMPBELL AVECAMPBELL, CA 95008APN# 279-41-025PAGE TITLEDATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE09.27.2018PER SHEETDAVID1850408.357.0818A2.1BLDG C NEW ELEVATIONS
Attachment 3
GUIDELINES FOR HISTORIC RESIDENTIAL BUILDINGS CITY OF CAMPBELL Page 26 May 2006 WINDOWS Windows contribute a great deal to the character of the house. An addition that uses windows that are significantly different from those used in the original house will severely disrupt the character of the house. For instance, using sliding aluminum windows in a house that has wood double-hung windows would detract from the architectural character of the house. Certain distinctive window shapes, such as round arched, pointed, fan-shaped or diamond-shaped windows, need to be used sparingly so that they complement the architectural style and do not overwhelm the proportions of the façade. Extremely tall windows can also disrupt the scale of the house. Older residential styles did not use non-rectangular and oversized windows at all, or used them only for emphasizing the major living area or an entry. Recommended Practices: Each architectural style is characterized by specific window proportions, materials, mullion detailing, trim, and placement. Windows, if replaced or added, should match the style and theproportional size and configuration of the existing windows that reflect the architectural style of the home. Whenever possible the retention of the original historic windows is preferred over the replacement. Existing wood windows that have been properly repaired and reconditioned may be a less expensive alternative than full replacement.Remodel/Addition •For a remodel/addition, where the architectural style of theoriginal residence is being retained, maintain proportions,detailing and materials of original windows.Window Height •No windows on street facades should be taller than the top ofthe first floor of the building. In limited circumstances, roomswith cathedral ceilings may have a feature windowproportional to the space, as long as there is a clear historicalprecedent. Where non-rectangular windows are used, theyshould be compatible with the architectural character of thehouse and neighborhood.Window Design. Pictured above is just a sample of the many widow details and design elements found on these older homes. Mistakes are often made in the replacement these older windows with new “off-the-shelf “windows manufactured today. These newer windows usually do not have the same frame height to width ratio, sash width, depth, glazing divisions, and other profiles that are found on these older historic windows. Attachment 4
THE CITY OF CAMPBELL DESIGN GUIDELINES FOR HISTORIC RESIDENTIAL BUILDINGS May 2006 Page 27 Window Materials • Windows should be wood, wood with vinyl or metal cladding, or steel. Vinyl or aluminum are acceptable for bathrooms and basements but should have the same or similar finish to the other windows. Windows should have clear glass, but glass block or frosted glass may be acceptable for use in bathrooms or for privacy along privacy lines. Window Details • Windows with divided lights should have true divided lights, simulated true divided lights or double pane windows with full size muntins attached to the exterior and interior of the glass. • Mirrored or reflective glass should not be used in windows and skylights. A limited amount of unusual glass (such as stained or tinted glass) is acceptable in special handcrafted windows where appropriate to the architectural style. Window Placement • Recessed windows should be detailed such that the face of glass is recessed relative to the face of the finished exterior wall (excluding trim). Windowpanes should be more deeply recessed in stucco walls than in other types of walls. • Dormer windows should be compatible with the architectural style and be placed in a proportional and related manner with the other fenestration elements of the home. Dormer window detail. Tudor window detail.