M E C H A N I C A L S Y S T E M S

The following mechanical equipment is visually inspected and test operated using the normal user controls only. No dismantling of any equipment has taken place. Much of the systems are concealed within the structure and are not visible.

PLUMBING

WATER PIPES:

The dwelling contains modern copper water piping that is in good condition with no indications of serious deterioration or leaks. The grade of pipe and joint solder was not determined. The potable quality of the water was not tested as part of this inspection. The flow of water at the individual fittings cannot be measured, but, the inspector's opinion of the flow is ""adequate"" [see notes for kitchen and bathrooms].

WATER HEATER:

Domestic hot water is heated by means of a 52 gallon [estimated storage capacity] electric water heater that is sound and no leaks were observed. The location and physical condition is satisfactory however, the manufacturers specification and installation instructions were not available to fully verify correct installation. The unit produces hot water. No problems were noted with the electric supply. The required cold-water inlet shutoff valve is fitted. No [optional] electric supply timer was observed. A temperature, pressure relief valve is fitted with the required drainpipe but it is beyond the scope of this inspection to test its operation.

The California Health & Safety Code [19211] requires that all properties sold have water heaters that are strapped for seismic restraint. The strap is required to conform to the standards set out in the Plumbing Code. In order to comply with this standard, two straps must be provided, one in the upper 1/3 and one in the lower 1/3. The straps must be at least a ž" by 24-gauge metal strap and be bolted securely to the structure. [Plumbers tape and wood screws do not comply with the code]. The water heater to this property does not comply with this standard [the straps are under sized and incorrectly mounted].

A solar system was fitted but has been partly removed. All remaining pipes should be professionally removed.

GAS SYSTEM:

Bottled gas [LPG] is distributed through the building, the visible portions are of galvanized steel / black iron, are sound. All appliances are fitted with a ""shutoff"" valve. The location of the storage tank is satisfactory but the tank itself was not inspected. It appears that the tank is leased/rented by the gas company in which case the terms of the lease should be reviewed or a new lease negotiated.

DRAINAGE:

A full test of the drainage and venting system involves running all outlets for a minimum of one hour but this is not feasible during this inspection. Occasional rooting of drains should be expected in a dwelling of this age. The materials observed for the sewer, drain, waste and venting are A.B.S. [plastic].

ELECTRICAL SERVICE:

The distribution panel cover was removed for inspection and the incoming service size is 200 AMPS at 120/240 Volts overhead.

It is not possible to determine in this inspection what is connected to each breaker or to determine if any breaker is overloaded. No defects were observed to the service entrance conductors. Each circuit coming into the main panel is protected by its own circuit breaker of correct size [breakers cannot be tested for their operation]. There appears to be room for future expansion of the electrical system. A service ground was noted but it is beyond the scope of this inspection to determine if the grounding system is operational. The panel has the required bonding. The equipment location and physical condition is satisfactory.

A sub panel is also provided that is correctly installed and in good condition with no sign of problems. Due to the installation of shelves, access is poor. A second sub panel by the heater has been unprofessional modified and may be unsafe. It is located in a position that the cover could not be removed without taking the heater out. The panel should be professional replaced by a licensed electrical contractor prior to using the heating/cooling system.

WIRING:

Much or the wiring in a home is not visible, being installed within the walls etc. but from what can be seen, the original wiring appears to be copper, which is correctly installed and in serviceable condition. Copper is the most desirable material. Some added wiring was found in the sub floor by the access opening which needs replacing [open splice]. No undesirable [single strand #10, #12 or #14 gauge] aluminum conductors were observed. The outlet, switch and junction box covers are generally fitted. Several paddle type ceiling fans have been installed. It is beyond the scope of this inspection to verify their full operation, correct wiring or mounted safely [i.e. not secured to a plastic electrical box etc.]. A licensed electrical contractor should make a full examination and make the necessary corrections.

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