Inspection Date:

Prepared For:

Prepared By:

Report Number:

Inspector:

Inspection Address:

This Advisory is not a "summary" of the inspection report that follows. That is why we urge you to read the entire inspection report first.

The Advisory is provided as an additional service to our Clients and their Real Estate Professionals and is present-ed in the form of a listing of the items that, in the professional opinion of your Inspector, merit further attention, investigation, or improvement at this time. Some of these conditions may be of such a nature as to require repair or modification by a skilled craftsman, technician or other specialist. A homeowner such as you can easily handle others.

Often, following the Inspector’s ADVICE will result in enhanced safety for the occupants of the home or improved performance and extended life for the compo-nent in question. In listing these items, your Inspector is not offering any opinion as to whom, among the parties to your transaction, should take responsibility for addressing any of these concerns.

Surface blisters were observed in the roof membrane above the garage roof. These should be monitored as part of routine property maintenance. When these blisters split or "pop", they should be promptly resealed to help prevent moisture penetration.

The roofing surface materials had been patched over the garage for this unit. The patching was most likely necessitated by leaking into the garage. The need for ongoing maintenance and/or replacement should be anticipated.

The tile roofing system showed minor wear and tear but was in acceptable condition for its age. No action was indicated at the time of the inspection.

The accessible flashings were in acceptable condition. The connections and penetrations should be periodically examined for signs of leakage, and repairs should be performed if necessary.

Roof runoff water was collected and channeled to the downspouts by a metal gutter system that was attached to the fascia boards on the ends of the rafters, along the edge of the roof.

The gutters were in acceptable condition, but only portions of the roof were so equipped. No action is required, but it may be beneficial to collect and divert water from the whole roof and disperse it well away from the building, depending on specific soil conditions and drainage patterns on the site.

Our comments do not constitute a warranty that the roof is free of leaks, or will remain free of leaks.

Another living unit was located above this condominium, thus no part of the highest roof was directly over this unit. The roof was a common area element and, thus, was not inspected. However, we strongly suggest consultation with the Homeowner’s Association regarding reserves and maintenance schedules for all common area elements.

The asphalt mastic used as flashing on this roof will almost certainly deteriorate before the rest of the roof. Drying and cracking are typical problems. Periodic examination and "mastic maintenance" is suggested to help prevent future leakage.

The low slope roof design of this building did not provide any accessible attic or roof space. The roof structure and related components could not be inspected.

A couple of lights were not working, over the fireplace and in the master bathroom. Bulbs in these fixtures may have been burned out. The bulbs should be tested and replaced, if necessary. Where bulbs are not burned out, the condition of the fixtures and wiring should be verified, then repaired as appropriate.

The visible portions of the service lateral were in acceptable condition.

The electric meter installation was in satisfactory condition. No need for immediate attention was evident.

The service capacity was normal for a dwelling of this size and age, and was adequate for the existing demand and small additional loads.

The function of the main disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel. The breaker appeared to be in good condition, although it was not tested during this inspection.

The main distribution panel was in acceptable condition with circuitry installed and protected correctly.

Circuits in the main service panel were labeled. The accuracy of the labeling was not verified. When the opportunity arises, we recommend verifying the accuracy of the labeling by actually operating the breakers.

The system and equipment grounding were acceptable.

Accessible branch circuitry was examined and was in acceptable condition.

The conductor material in accessible branch circuit wiring was all copper.

Based upon the inspection of a representative number, receptacles were generally properly grounded and in acceptable condition, with exceptions noted.

A representative number of switches were operated and were in acceptable condition.

The light fixtures in this dwelling were generally operational and in acceptable condition, with exceptions noted.

GFCI (Ground Fault Circuit Interrupter) protection was installed and functioning satisfactorily for some, but not all, of the receptacles where this type of protection is presently required. We recommend testing the protective device(s) on a monthly basis.

The smoke detector was appropriately located and was in operating condition.

The electrical system was generally in acceptable condition, with only a few instances of needed repair or correction observed. See notes above for specific comments. A competent, licensed electrician should examine those portions of the system specified as deficient in this Report, and repair, augment or modify them to insure that the entire system is safe and dependable.

GFCI (ground fault circuit interrupter) protection is a modern safety feature designed to help prevent shock hazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when a hazardous condition exists. GFCI protection is inexpensive and can provide a substantially increased margin of safety.

Review of any low voltage electrical devices and their associated wiring, including, telephone, TV antenna, stereo systems, fire and burglar alarm, intercom, yard lighting, landscape water (sprinkler) timers or other water features, is not within the scope of a home inspection. We recommend consultation with the appropriate service technician for full evaluation of the operating condition of these devices.

The shared distribution system contained a diverter, which was located by the water heater in the garage and needs to be placed in a slot in the duct next to the heating coil in the ceiling of the hallway during the cooling season.

Cooling was accomplished by evaporation, utilizing an electrically powered blower forcing air through water soaked pads.

Evaporative coolers operate on a principle of cooling air by humidifying it, while conventional electric (gas compression) air conditioning cools air by dehumidifying it. The life expectancy of an evaporative cooler varies depending on the amount of use, maintenance, water condition (mineral content) and the severity of local weather conditions. Regular annual servicing of evaporative coolers, including "winterization," painting and lubrication of motor and blower bearings is necessary to maximize their efficiency and dependability and extend their effective service-lives as far as possible. Often, part of the process of "winterization" is to either insert a metal "diverter" between the furnace and the cooler, or to adjust an integral diverter to prevent warmed air from being delivered to the cooler and to the outdoors.

The evaporative cooler was located on the roof.

There were two available speeds for the evaporative cooler blower.

The water supply control valve for the evaporative cooler was located near the water heater.

The cooler pads were in acceptable condition.

Observation of the water distribution piping (the "spider") while the cooler was in operation confirmed that it was in acceptable condition.

All accessible wiring for the evaporative cooler was in acceptable condition.

The ceiling fan was operational.

The evaporative cooler could not be evaluated because it had been shut down for the winter.

The successful use of evaporative cooling requires that a window be opened slightly in rooms to be cooled to assure that the air entering the room from the cooler is not entering under pressure, particularly if the door to the room mighty be closed. "Tuning" the system by adjusting the amount each window in each room is opened is suggested for optimum performance.

Draining the water and removing the drive belt from the evaporative cooler during the heating season will help to extend the life of the cooler and its components.