Inspection Report

Paulo Ney Rocha de Souza

Lucia Helena Sa da Silva
Property Address:
1719 N Oxford Ave
Pasadena CA 91104
Keys Property Inspections Ney Rocha de Souza

Keys Property Inspections

Taylor Poage
E: KeysPropertyInspections@gmail.com
P: (818)679-6608

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Table of Contents

Cover Page ....................................................... 1

Table of Contents ............................................. 3
Intro Page......................................................... 4
Summary ......................................................... 5
1 Roofing .......................................................... 9
2 Exterior ....................................................... 12
3 Interiors....................................................... 21
4 Structural Components ............................... 27
5 Plumbing System ........................................ 31
6 Electrical System ........................................ 36
7 Water heater(s) ........................................... 42
8 Heating / Central Air Conditioning............... 44
9 Insulation and Ventilation............................ 47
10 Built-In Kitchen Appliances........................ 50
Invoice ........................................................... 53
Attachments................................................... 54

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Date: 4/3/2025 Time: 10:00 AM Report ID: 2025040301

Property: Customer: Real Estate Professional:
1719 N Oxford Ave Paulo Ney Rocha de Souza Russell Dunn
Pasadena CA 91104 Lucia Helena Sa da Silva

Comment Key or Definitions

This report is for the use of the herein-named client only(Paulo Ney Rocha de Souza & Lucia
Helena Sa da Silva) and is not to be relied upon in any way by any third parties.

The following definitions of comment descriptions represent this inspection report. All comments by the
inspector should be considered before purchasing this home. Any recommendations by the inspector to
repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs
associated with further inspection fees and repair or replacement of item, component or unit should be
considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then
it appeared to be functioning as intended allowing for normal wear and tear.

Restricted Access (RA) = Viewing of the item, component, or unit was constrained by personal items,
obstructions, or conditions noted during the inspection.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether
or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further
inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition
may not need replacement.

In Attendance: Type of building: Lot Type:

Customer and their agent Single Family (1 story) Mild grade

Approximate age of building: Temperature (Fahrenheit): Weather:

90 Years or Older Below 60 Partly Cloudy

Rain in last 3 days:

No

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Summary

Keys Property Inspections

E: KeysPropertyInspections@gmail.com
P: (818)679-6608

Customer
Paulo Ney Rocha de Souza
Lucia Helena Sa da Silva

Address
1719 N Oxford Ave
Pasadena CA 91104

The following items or discoveries indicate that these systems or components do not function as intended
or adversely affects the habitability of the dwelling; or warrants further investigation by a
specialist, or requires subsequent observation. This summary shall not contain recommendations for
routine upkeep of a system or component to keep it in proper functioning condition or recommendations to
upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The
complete report may include additional information of concern to the customer. It is recommended that the
customer read the complete report.

1. Roofing
1.0 Roof Coverings
Restricted Access
(2) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

1.1 Flashings
Inspected
Deteriorated sealant observed at right side roof flashing. Recommend repair by a qualified roofer.

1.2 Skylights, Chimneys and Roof Penetrations

Repair or Replace

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The electrical mast anchor penetration is improperly flashed / sealed and secured. Recommend
correcting by a qualified roofer.

2. Exterior
2.0 Wall Cladding
Restricted Access
(3) Siding is in contact with grade at the rear exterior. Because the siding is in contact with ground it
is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a ground
clearance of six to eight inches where possible.
2.2 Windows
Inspected
(2) Deterioration / evidence of wood destroying organisms observed at window frames in areas.
Recommend repairs.
2.4 Grading, Planters, Drainage, Driveways, Patio, Walkways and Retaining Walls (With
respect to their effect on the condition of the building)
Inspected
(1) Inadequate slope observed at front, rear and sides. This can cause or contribute to water intrusion
or deterioration. I recommend correcting landscape or the installation of area drains to divert
moisture away from structure.
(3) Cracks/damage observed at the landscaping retaining walls. Recommend maintenance/repairs.

2.5 Eaves, Soffits and Fascias

Restricted Access
(2) Wood damage/deterioration observed in a number of areas. Further review by a qualified termite
specialist is recommended, prior to the close of the inspection period.

3. Interiors
3.5 Windows (representative number)
Restricted Access
(3) A number of windows are stuck/painted shut. Recommend maintenance.

4. Structural Components
4.0 Foundations, Basement and Crawlspace
Restricted Access
(2) Unreinforced masonry observed at foundation stem wall. Recommend further review by a qualified
foundation specialist.
(3) Insufficient access and clearance observed at the crawlspace entry. The crawlspace could not be
accessed/inspected. Recommend correcting and verifying condition, prior to the expiration of the
inspection period.
(5) Gap observed at the left side exterior exposed foundation. Recommend correcting.

4.3 Foundation Comments

Repair or Replace
(1) Earth to wood contacts observed in the crawlspace. Recommend correcting for termite prevention.
(2) Damp soil observed at portions of the crawl space. Recommend correcting condition and further
review by a qualified foundation/drainage specialist.

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5. Plumbing System
5.1 Water Supply/Distribution System
Inspected
Supply line is improperly supported at the front exterior. Recommend correcting.

5.2 Plumbing Drain, Waste and Vent Systems (visible)

Inspected
(2) Open vent pipe observed at right side exterior. Recommend capping off if not in use or extending
above roof line.
5.5 Gas Meter and Distribution Piping
Restricted Access
An automatic seismic shut off valve is not installed. Testing for gas leaks is beyond the scope of the
general inspection. Installation requirements are mandated depending on city or municipality
regulations. Recommend verifying condition or installing for earthquake/fire safety.

6. Electrical System
6.0 Service Entrance Conductors
Repair or Replace
(1) The main electrical service line extends over 4 ft of the walkable roof surface at adjacent property.
Recommend correcting for safety.
(2) The main electrical service line is anchored less than 18 inches above the roof deck. Recommend
correcting.
(3) The electrical service conductors clearance (outside) from the ground is installed than 12 ft over
driveway, or is installed less than 10 ft over walkways. Recommend correcting for safety.
6.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Restricted Access
(2) The electrical meter was disclosed as non-functional. Recommend notifying power service provider
and correcting.
(3) Tamper tags are missing at main electrical panel/electrical meter. Recommend notifying utility
provider and installing.
(6) Improper pointed screw applications observed at main electrical panel. Recommend replacing with
blunt tipped screws.
(7) Open knockout plates observed at bottom of main electrical panel. Recommend correcting.

6.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and
Voltage
Inspected
(1) Open junction box(s) observed in the attic. Recommend correcting/covering.

6.5 Smoke/Carbon Monoxide Detectors

Restricted Access
(2) Carbon monoxide detector was not observed in the common area. Recommend installing.

9. Insulation and Ventilation

9.3 Ventilation of Attic and Foundation Areas
Restricted Access
Foundation vents are installed below grade in areas. Recommend correcting to prevent moisture

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intrusion.

10. Built-In Kitchen Appliances

10.1 Ovens/Cooktops
Inspected
(1) The center burner does not fully ignite. Recommend correcting.
(2) Anti tip bracket is not installed at oven. Recommend installing for child safety.

Home inspectors are not required to report on the following: Life expectancy of any component or system;
The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the
property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory
requirements or restrictions; The market value of the property or its marketability; The advisability or
inadvisability of purchase of the property; Any component or system that was not observed; The presence or
absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground
items, or items not permanently installed. Home inspectors are not required to: Offer warranties or
guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter
any area or perform any procedure that may damage the property or its components or be dangerous to the
home inspector or other persons; Operate any system or component that is shut down or otherwise
inoperable; Operate any system or component that does not respond to normal operating controls; Disturb
insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that
obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental
condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants
in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or
remove suspected hazardous substances; Predict future condition, including but not limited to failure of
components; Since this report is provided for the specific benefit of the customer(s), secondary readers of
this information should hire a licensed inspector to perform an inspection to meet their specific needs and to
obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Taylor Poage

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1. Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations;
and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof
covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the
roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials

Roof Covering: Viewed roof covering from: Number Of Layers:
Architectural Walked roof 1
Modified bitumen
Sky Light(s): Gutters and Downspouts:
None Not Installed
Items

1.0 Roof Coverings

Comments: Restricted Access

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(1) We strive to thoroughly examine all accessible parts of the roof system. Please note that our
inspection includes assessing the roof for signs of deterioration, as well as examining installation
methods and materials. It's important to understand that while we look for visible signs of
leaking during the inspection, there may not always be observable indications at that time. As a
result, determining definitively whether the roof leaks is outside the scope of our inspection.

(2) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

1.0 Item 1(Picture)

1.1 Flashings
Comments: Inspected

Deteriorated sealant observed at right side roof flashing. Recommend repair by a qualified
roofer.

1.1 Item 1(Picture)

1.2 Skylights, Chimneys and Roof Penetrations

Comments: Repair or Replace

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The electrical mast anchor penetration is improperly flashed / sealed and secured.
Recommend correcting by a qualified roofer.

1.2 Item 1(Picture)

1.3 Gutters and Downspouts

Comments: Not Present

Gutters and downspouts are not installed. Installation is suggested for roof and landscape
drainage purposes.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all
areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and
weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has
your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that
qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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2. Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows;
Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and
Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the
building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of
windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether
or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe
exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm
doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows;
Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas,
saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic
facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not
required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

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Styles & Materials

Siding Material: Exterior Entry Doors: Appurtenance:
Wood Wood Sidewalk
Single pane Patio
Retaining Walls: Driveway: Walkway:
Concrete Gravel Concrete
Stone
Items

2.0 Wall Cladding

Comments: Restricted Access

(1) Limited review of wall claddings due to personal items and/or vegetation.

(2) Evidence of repairs observed. We are unable to determine the cause or effectiveness of these
repairs.

(3) Siding is in contact with grade at the rear exterior. Because the siding is in contact with
ground it is possible for framing to be deteriorated. We did not inspect behind this siding.
Recommend a ground clearance of six to eight inches where possible.

2.0 Item 1(Picture) 2.0 Item 2(Picture)

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2.1 Doors (Exterior)

Comments: Inspected

Missing weather stripping observed at exterior door(s). Suggest installing.

2.1 Item 1(Picture)

2.2 Windows
Comments: Inspected

(1) Deteriorated window glazing observed at a number of exterior windows. Suggest

maintenance.

(2) Deterioration / evidence of wood destroying organisms observed at window frames in

areas. Recommend repairs.

2.2 Item 1(Picture)

(3) Window screens are missing in areas. Suggest correcting.

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings
Comments: Inspected

2.4 Grading, Planters, Drainage, Driveways, Patio, Walkways and Retaining Walls (With
respect to their effect on the condition of the building)

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Comments: Inspected

(1) Inadequate slope observed at front, rear and sides. This can cause or contribute to water
intrusion or deterioration. I recommend correcting landscape or the installation of area drains to
divert moisture away from structure.

2.4 Item 1(Picture) Drainage diagram

(2) Cracks observed at the walkways/ driveway. Suggest sealing/repairs as necessary.

2.4 Item 2(Picture)

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(3) Cracks/damage observed at the landscaping retaining walls. Recommend maintenance/

repairs.

2.4 Item 3(Picture) 2.4 Item 4(Picture)

2.4 Item 5(Picture)

2.5 Eaves, Soffits and Fascias

Comments: Restricted Access

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(1) Limited review of trim areas due to fresh paint.

(2) Wood damage/deterioration observed in a number of areas. Further review by a qualified

termite specialist is recommended, prior to the close of the inspection period.

2.5 Item 1(Picture)

2.6 Fencing/Gates
Comments: Restricted Access

(1) Limited review of fencing or property walls due to vegetation.

(2) The wooden and chain fencing/gates are generally worn and deteriorating in areas. Suggest
repairs.

2.6 Item 1(Picture) 2.6 Item 2(Picture)

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2.6 Item 3(Picture)

(3) Cracks/deterioration observed at the concrete property walls. Suggest repairs.

2.6 Item 4(Picture) 2.6 Item 5(Picture)

2.7 Exterior comments

Comments: Restricted Access

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(1) No matter the age of the building, we recommend requesting information on permits and
inspection records, including final signatures, for the building itself and for any alterations,
renovations, or additions that may have been undertaken.

(2) Trees and tree root systems planted close to the structure can interfere with roofing,
plumbing, and foundation components. Suggest removal or verifying condition with a qualified
arborist.

2.7 Item 1(Picture) 2.7 Item 2(Picture)

2.7 Item 3(Picture)

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(3) Inspection of outbuildings and storage sheds are beyond the scope of this inspection.
Suggest verifying condition.

2.7 Item 4(Picture)

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find
all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair
items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your
further inspection or repair issues as it relates to the comments in this inspection report.

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3. Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a
representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall:
Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into
the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe:
Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other
window treatments.

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Styles & Materials

Wall Material: Floor Covering(s): Interior Doors:
Drywall/Sheet Rock Tile Wood
Plaster Wood Laminate
Wood Engineered
Window Types: Cabinetry: Countertop:
AGED-Single pane Wood Manufactured
Sliding Quartz
Thermal/Insulated
Double-hung
Hinged
Items

3.0 Walls and Ceilings

Comments: Restricted Access

(1) Scuff marks/blemishes or minor damage was observed in areas. Suggest maintenance.

3.0 Item 1(Picture) 3.0 Item 2(Picture)

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(2) Evidence of repairs observed at the walls/ceilings in a number of areas. We are unable to
determine the cause or effectiveness of these repairs.

(3) Because the walls and/or ceilings have been freshly painted, we are unable to assess
whether any water stains, moisture damage, or mold have been covered or concealed.

3.1 Floors
Comments: Inspected

3.2 Counters and Cabinets (representative number)

Comments: Inspected

The bathroom countertop is cracked. Suggest repair.

3.2 Item 1(Picture)

3.3 Closets
Comments: Inspected

3.4 Doors (representative number)

Comments: Inspected

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(1) Door stops are missing in areas. Suggest installing.

(2) The interior doors/door hardware is older and generally worn. Suggest maintenance.

3.4 Item 1(Picture) 3.4 Item 2(Picture)

3.4 Item 3(Picture)

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(3) Interior door(s) do not latch shut in areas. Suggest correcting.

3.4 Item 4(Picture)

(4) Locks are not installed at all interior bedroom and bathroom doors. Suggest installing.

3.5 Windows (representative number)

Comments: Restricted Access

(1) Limited review of windows due to window treatments or personal items.

(2) The windows are older/generally worn and do not operate consistently in a number of areas.
Suggest maintenance.

3.5 Item 1(Picture)

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(3) A number of windows are stuck/painted shut. Recommend maintenance.

3.5 Item 2(Picture) 3.5 Item 3(Picture)

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find
all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture,
area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items
mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your
further inspection or repair issues as it relates to the comments in this inspection report.

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4. Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof.
The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof
structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces,
basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or
adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of
abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The
home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be
dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials

Foundation: Method used to observe Floor Structure:
Raised foundation Crawlspace: 2X6
From entry
Could not access
Cripple Walls: Wall Structure: Columns or Piers:
Not Present Wood Brick piers
Ceiling Structure: Roof Structure: Roof-Type:
2X6 2 X 4 Rafters Gable
Hip
Flat
Method used to observe attic: Attic info:
From entry Attic hatch
Items

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4.0 Foundations, Basement and Crawlspace

Comments: Restricted Access

(1) The view of the subfloor and exterior stem walls of the raised foundation is restricted by
interior floor coverings, personal items, wall claddings, and exterior vegetation.

(2) Unreinforced masonry observed at foundation stem wall. Recommend further review by a
qualified foundation specialist.

(3) Insufficient access and clearance observed at the crawlspace entry. The crawlspace could
not be accessed/inspected. Recommend correcting and verifying condition, prior to the
expiration of the inspection period.

4.0 Item 1(Picture) 4.0 Item 2(Picture)

(4) Foundation bolts were not accessible / visible or not installed.

(5) Gap observed at the left side exterior exposed foundation. Recommend correcting.

4.0 Item 3(Picture)

4.1 Columns or Piers

Comments: Restricted Access

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4.2 Floors (Structural)

Comments: Restricted Access

4.3 Foundation Comments

Comments: Repair or Replace

(1) Earth to wood contacts observed in the crawlspace. Recommend correcting for termite
prevention.

4.3 Item 1(Picture)

(2) Damp soil observed at portions of the crawl space. Recommend correcting condition and
further review by a qualified foundation/drainage specialist.

4.3 Item 2(Picture)

4.4 Ceilings (Structural)

Comments: Restricted Access

Limited review of attic framing due to insulation.

4.5 Roof Structure and Attic

Comments: Restricted Access

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(1) Limited review of attic framing due to restrictive clearances and/or insulation.

(2) A perlin system or roof structural reinforcement system is not installed in the attic space.
Suggest verifying condition with a qualified roofer.

4.5 Item 1(Picture)

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to
find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any
repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used
in your further inspection or repair issues as it relates to the comments in this inspection report.

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5. Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and
insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including:
traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems
including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel
storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump
pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials;
Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing
fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is
connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine
whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve
except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler
systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as
to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper
sizing, design, or use of proper materials.

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Styles & Materials

Water Shut off Location: Water Pressure Regulator: Water Distribution Piping:
Right Side Not Installed Copper
Main Sewer Cleanout Location: Plumbing Waste Lines: Gas Meter Location:
Right Side ABS Right Side
Gas Piping: Seismic Shutoff Valve: Water Filtration System:
Galvanized Not Installed Not Installed
Black Piping
Dryer Connection: Fire Sprinkler System:
Gas Not Installed
Items

5.0 Main Water Supply/Shut Off Valve

Comments: Inspected

The water pressure registered below 40 PSI. The water pressure should register between 40 and
80 PSI. Suggest correcting.

5.1 Water Supply/Distribution System

Comments: Inspected

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Supply line is improperly supported at the front exterior. Recommend correcting.

5.1 Item 1(Picture) 5.1 Item 2(Picture)

5.2 Plumbing Drain, Waste and Vent Systems (visible)

Comments: Inspected

(1) We are unable to verify if the property has a septic system installed or was previously on a
septic system. Suggest verifying prior to the expiration of the inspection period.

(2) Open vent pipe observed at right side exterior. Recommend capping off if not in use or
extending above roof line.

5.2 Item 1(Picture)

5.3 Faucets, Fixtures and Drains

Comments: Inspected

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The shower diverter does not fully send water flow to shower head at the bathroom. Suggest
repair.

5.3 Item 1(Picture)

5.4 Sinks, Showers, Bathtubs and Toilets

Comments: Inspected

5.5 Gas Meter and Distribution Piping

Comments: Restricted Access

An automatic seismic shut off valve is not installed. Testing for gas leaks is beyond the scope
of the general inspection. Installation requirements are mandated depending on city or
municipality regulations. Recommend verifying condition or installing for earthquake/fire safety.

5.6 Laundry Location

Comments: Restricted Access

(1) Washer connections located. The faucet and drain were not tested. Suggest verifying
condition prior to the end of the inspection period.

5.6 Item 1(Picture)

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(2) Gas connection observed for dryer. Testing appliance and connection is beyond the scope of
the general inspection.

(3) Vent fan is not installed at dryer location for gas burning appliance. Suggest installing.

5.6 Item 2(Picture)

5.7 Irrigation System

Comments: Restricted Access

The sprinkler system is controlled by a timing device, which falls outside the scope of this
inspection. The irrigation control valve was discovered turned off at the time of the inspection. It
is suggested to verify the system's performance.

5.7 Item 1(Picture) 5.7 Item 2(Picture)

5.8 Fire Sprinkler System

Comments: Not Present
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to
find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the
ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed
and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time
(like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that
the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is
recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this
inspection report.

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6. Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current
device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over
current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed
ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The
polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport,
and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home
inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or
underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit
wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible,
except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device
inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device
or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security
system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring
that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials

Electrical Service Conductors: Main Panel Location: Panel Capacity:
Overhead service Rear 125 AMP
Panel Type: Electric Panel Manufacturer: Branch wire 15 and 20 AMP:
Circuit breakers SQUARE D Copper
Wiring Methods: Grounding Locations: Smoke and carbon monoxide
Romex 1 Location Identified detectors:
Plastic Covered Partially installed
Security System:
Installed
Items

6.0 Service Entrance Conductors

Comments: Repair or Replace

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(1) The main electrical service line extends over 4 ft of the walkable roof surface at adjacent
property. Recommend correcting for safety.

6.0 Item 1(Picture)

(2) The main electrical service line is anchored less than 18 inches above the roof deck.
Recommend correcting.

6.0 Item 2(Picture)

(3) The electrical service conductors clearance (outside) from the ground is installed than 12
ft over driveway, or is installed less than 10 ft over walkways. Recommend correcting for safety.

6.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution
Panels
Comments: Restricted Access

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(1) We were unable to locate 2 methods of grounding for the electrical system. Suggest verifying
condition with a qualified electrician.

(2) The electrical meter was disclosed as non-functional. Recommend notifying power service
provider and correcting.

(3) Tamper tags are missing at main electrical panel/electrical meter. Recommend notifying
utility provider and installing.

(4) The main electrical breaker may be undersized -additional amperage may be required if
circuits are added. Suggest updating or verifying condition by a qualified electrician.

6.1 Item 1(Picture)

(5) AFCI breakers are not installed on all required branch circuits. Suggest installing.

6.1 Item 2(Picture)

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(6) Improper pointed screw applications observed at main electrical panel. Recommend
replacing with blunt tipped screws.

6.1 Item 3(Picture)

(7) Open knockout plates observed at bottom of main electrical panel. Recommend
correcting.

6.1 Item 4(Picture)

6.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage
and Voltage
Comments: Inspected

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(1) Open junction box(s) observed in the attic. Recommend correcting/covering.

6.2 Item 1(Picture)

(2) Inactive knob and tube wiring observed. Although these wires were cut off and appeared to
be abandoned, we cannot determine if there are wires that are in still in use or may become
charged where not visible. Suggest verifying condition with a qualified electrician, prior to the
expiration of the inspection period.

6.2 Item 2(Picture) 6.2 Item 3(Picture)

6.3 Light Switches/Light Fixtures and Ceiling Fans

Comments: Restricted Access

Exterior lights on timers/sensor equipment (low voltage) are beyond the scope of this inspection.

6.4 Outlets
Comments: Restricted Access

Limited review of outlets due to furniture/personal items blocking access.

6.5 Smoke/Carbon Monoxide Detectors

Comments: Restricted Access

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(1) Testing smoke and carbon monoxide detectors is beyond the scope of this inspection. The
client is advised to verify for proper operation prior to occupying the dwelling.

(2) Carbon monoxide detector was not observed in the common area. Recommend installing.

6.6 Electrical Comments

Comments: Restricted Access

Low voltage wiring, components, and testing security systems are beyond the scope of the
general inspection.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every
effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any
outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has
your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that
qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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7. Water heater(s)
(Refer to Part 2, Section 5 of the CREIA Standards of Practice) Items to be inspected: 1. Water supply piping 2. Drain/waste/vent
piping 3. Faucets and fixtures 4. Fuel gas piping 5. Water heaters 6. Functional flow and drainage. The inspector is not required to:
1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or
drain line cleanouts 2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water,
water circulation, or solar heating systems or components 3. Inspect whirlpool baths, steam showers, or sauna systems or
components 4. Inspect fuel tanks or determine if the fuel gas system is free of leaks 5. Inspect wells or water treatment systems

Styles & Materials

Location: Power Source: Strapping:
Exterior/exposed Natural Gas (tankless) Correct
Water and fuel/power Water heater age:
connections: 5 to 10 years old
Rigid water supply pipe
Items

7.0 Vent pipe/combustion air

Comments: Inspected

7.1 Water Supply Pipe/Gas Connection/Electrical

Comments: Inspected

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(1) Consider replacing the rigid supply piping currently installed at the water heater with flexible
supply connectors.

7.1 Item 1(Picture)

(2) Water filter is not installed at supply line for tankless water heater. Suggest installing.

7.2 Temperature pressure relief valve and drain line

Comments: Inspected

7.3 Strapping
Comments: Inspected
The inspection report covers the water heating system of the property, including the information provided above. While the
inspector strives to identify all areas of concern, some aspects may be overlooked due to factors such as restrictive clearances,
interior/exterior finishes, or stored personal items. Rest assured, the inspector has your best interests in mind. Any repairs
mentioned in this report should be addressed before finalizing the purchase. It is advisable to enlist qualified contractors for further
evaluation or repairs based on the inspection findings. If certain areas of the water heating system were not fully evaluated during
the inspection, it is recommended that a qualified plumber verify the system's overall condition before the contingency period
expires.

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8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling
Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily
visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air
filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home
inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the
systems using normal operating controls. The home inspector shall open readily openable access panels provided by the
manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems
when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or
extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or
The uniformity or adequacy of heat supply to the various rooms.

Styles & Materials

Heat Type: Heater Location: Number of Heat Systems:
Mini Split (ductless) Living room/common area One
Ductwork: Filter Type: Cooling Equipment Type:
N/A N/A Window AC
Mini Split (ductless)
AC Unit Location: Number of AC Units: Primary Condensate Termination
Exterior One Point:
Exterior
Heater respond to test: AC respond to test:
Yes Yes
Items

8.0 Heating Equipment

Comments: Inspected

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The heating unit responded when tested.

8.0 Item 1(Picture)

8.1 Automatic Safety Controls

Comments: Restricted Access

8.2 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation,
air filters, registers, radiators, fan coil units and convectors)
Comments: Restricted Access

8.3 Presence of Installed Heat Source in Each Room

Comments: Inspected

Heating /cooling is not provided to all interior rooms.

8.4 HVAC Platform

Comments: Inspected

8.5 Cooling and Air Handler Equipment

Comments: Restricted Access

(1) Testing AC window units is beyond the scope of this Inspection. Suggest verifying operation
and condition.

8.5 Item 1(Picture)

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(2) The air conditioning responded when tested.

8.5 Item 2(Picture)

(3) The information plate states this unit was manufactured in 2024.

8.5 Item 3(Picture)

8.6 Condensate Removal

Comments: Restricted Access

8.7 Thermostat(s)
Comments: Inspected
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector
makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically
exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal
something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any
repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used
in your further inspection or repair issues as it relates to the comments in this inspection report.

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9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas;
Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when
temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in
unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move
insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where
plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector
is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household
appliances.

Styles & Materials

Attic Insulation: Ventilation: Exhaust Fans:
Blown Ridge vents Fan
Cellulose
Floor System Insulation:
NONE
Items

9.0 Insulation in Attic

Comments: Restricted Access

(1) The attic insulation is outdated and generally worn/matted down in areas. Suggest updating.

9.0 Item 1(Picture)

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(2) Attic insulation is unevenly distributed or missing in areas. Suggest correcting.

9.0 Item 2(Picture)

9.1 Insulation Under Floor System

Comments: Not Present

9.2 Vapor Retarders (in Crawlspace or basement)

Comments: Not Present

9.3 Ventilation of Attic and Foundation Areas

Comments: Restricted Access

Foundation vents are installed below grade in areas. Recommend correcting to prevent
moisture intrusion.

9.3 Item 1(Picture) 9.3 Item 2(Picture)

9.4 Venting Systems (Kitchens, Baths and Laundry)

Comments: Restricted Access

9.5 Ventilation Fans and Thermostatic Controls in Attic

Comments: Not Present

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The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes
every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully
inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only
insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items
mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your
further inspection or repair issues as it relates to the comments in this inspection report.

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10. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed
dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal;
Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe:
Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or
Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or
otherwise inoperable.

Styles & Materials

Dishwasher Brand: Disposer Brand: Exhaust/Range hood:
FRIGIDAIRE IN SINK ERATOR Installed
Range/Oven: Built in Microwave:
WHIRLPOOL Not Installed
Items

10.0 Dishwasher
Comments: Inspected

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The dishwasher and garbage disposer are shared by a single circuit breaker. Suggest installing a
separate outlet on designated circuit breakers for each appliance.

10.0 Item 1(Picture)

10.1 Ovens/Cooktops
Comments: Inspected

(1) The center burner does not fully ignite. Recommend correcting.

10.1 Item 1(Picture)

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(2) Anti tip bracket is not installed at oven. Recommend installing for child safety.

10.1 Item 2(Picture)

10.2 Range Hood (s)

Comments: Restricted Access

10.3 Food Waste Disposer

Comments: Inspected

10.4 Microwave Cooking Equipment

Comments: Not Present

10.5 Kitchen Appliance Comments

Comments: Restricted Access

The kitchen appliances were tested in normal operating modes. Inspecting the refrigerator, ice
makers/water lines, and appliance auxiliary features are beyond the scope of this inspection.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every
effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind.
Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be
used in your further inspection or repair issues as it relates to the comments in this inspection report.

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INVOICE

Keys Property Inspections

E: KeysPropertyInspections@gmail.com Inspection Date: 4/3/2025
P: (818)679-6608 Report ID: 2025040301
Inspected By: Taylor Poage

Customer Info: Inspection Property:

Paulo Ney Rocha de Souza 1719 N Oxford Ave
Lucia Helena Sa da Silva Pasadena CA 91104

Customer's Real Estate Professional:

Russell Dunn

Inspection Fee:
Service Price Amount Sub-Total
SFR 500.00 1 500.00
Tax $0.00
Total Price $500.00

Payment Method: Zelle

Payment Status: Paid
Note:

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Keys Property Inspections

E: KeysPropertyInspections@gmail.com
P: (818)679-6608

Report Attachments
ATTENTION: This inspection report is incomplete without reading the information included
herein at these links/attachments. Note If you received a printed version of this page and
did not receive a copy of the report through the internet please contact your inspector for
a printed copy of the attachments.

Inspection Agreement

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