A I rnest nspections

jarnest@sfinsp.com 236 West Portal Ave.#347 office (415 239-6977

www.sfinsp.com San Francisco, CA 94127 fax (415 449-3520

The property located at 654 Sunset Street, San Francisco was inspected on Sunday, July 13, 2008
by James T. Arnest.

Parties present at the time of inspection: Harry Potter, Sue Bottom c/o Bush Realty & Associates

Other parties in interest: Tim and Tammy Baker

An  ‘AGREEMENT  AND  AUTHORIZATION  FOR  PROPERTY  INSPECTION  AND  REPORT’  document 
must  be  signed  by  any  party  that  uses  this  report  for  any  purpose.  Any  third  party  to  the  original 
inspection should request a walk through with the inspector (additional fee). 
 
This  report uses  diagrams and  pictures  to help  show  positions  and  other  information.  The  diagrams 
are not scaled and should not be used to determine dimensions. Directions (such as front facing ‘east’) 
and angles were a guess and should not be heavily relied on. 

THE BUILDING INSPECTION  It  is  important  for  you  to  understand 

This  building  inspection  has  been  exactly  what  your  professional  building 
conducted  in  accordance  with  nationally  inspector  is  able  to  do  for  you  and  what 
recognized standards of practice and is for  the  limitations  are  in  his  inspection  and 
the  purpose  of  identifying  major  analysis.  The  inspection  is  of  the  readily 
deficiencies  which  might  affect  your  accessible  areas  of  the  building  and  is 
decision  to  purchase.  Although  minor  limited to the visual observations only. 
problems  may  be  mentioned,  this  report  The  inspector  may  not  move  furniture, 
does not list them all.  lift  carpeting,  remove  panels,  or 
  dismantle any items or equipment. 
You  should  have  been  urged  to  attend  the   
inspection  and  accompany  the  inspector  An  inspection  is  intended  to  assist  in 
during his examination of the building. The  evaluation of the overall condition of the 
information  you  gain  from  this  will  be  of  building.  The  inspection  is  based  on 
great  value  to  you.  This  report  is  a  observation  of  the  visible  and  apparent 
summary of that information.  condition  of  the  building  and  its 
  components on the date of inspection. 
Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

Tree pushing
on fence
older deck.
Appear ok
Water feature

Retaining
walls, minor
cracks

Nice deck

Foundation
cracks

Past center pier repairs.

Forced air furnace and
water heater at
basement closet.
Limited ventilation Approximate
sewer lateral

Wood gutters need

maintenance or
replacement Sidewalk
Cracks

Water meter to
shutoff.
All copper main and
Natural gas interior supply lines.
disconnect at No leaks detected.
Overhead power line to sidewalk to meter
Weatherhead and down inside
to 100 full phase breaker
panel.
Some knob and tube
wiring inside.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

SITE:
This property is a two story single family dwelling structure set at the front of a standard rectilinear city lot
facing (approximate) northeast. The lot slopes down at the front, steps down below the building at the
subarea intermediate foundation, and then slopes down to the right rear where the yard appears to rest on
a rock shelf (and steep decline down to a neighbor's rear yard). Plants on the hillside cliff should be cleaned
out for fire safety.

The ground floor is a combination garage and finished rooms, with a subarea below. Access to a rear yard
is through a rear basement exit. The side walls are set on the property line and abut or are in close
proximity to other properties. Lot line walls are only visible for inspection at light wells or above neighbor's
roof line.

Weather at the time of inspection was dry. The house is vacant.

STREET:
Melrose is a two way and two lane, asphalt covered street running fairly level with parking on both sides. It
is coved to the curbs with good drainage to storm drains at the corners. Street sweeping is on Friday from
12 to 2 PM. You are subject to a fine if you park during this time period. Curb concrete will need repairs
(cracked).

SIDEWALK:
It is the owner’s responsibility to maintain the public walkway in a safe manner. Cracks or voids that might
be considered a trip hazard must be eliminated.

The front public walkway is about 4'+ wide and covers all the space from the curb up to a masonry covered
yard/planter. Water, gas and sewer run below. The walkway is in fair to poor condition and needs some
repairs. Also masonry fill at the yard/planter is cracked and should be replaced.

Periodically the city will map your walkway and present the owner with a demand to repair. Maintenance is
at the owner's expense. Private walkways and driveways that are readily accessed should also be
maintained in good order.

The driveway is in fair condition. Tree roots have caused lifting of concrete. Drainage into the garage is a
problem (see ‘Sewer’ below).

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

SEWER:
The sewer and main drain lines are all cast iron as visible at this time. The sewer 'main lateral' leading into
the structure (connected to a street main sewage pipe) runs from under the front driveway where a vent
cover is visible and into the subarea where large pipes lead vertically up to bath and kitchen fixtures. Most
drain lines have been replaced during past remodeling.

Water appeared to run smoothly during shower and faucet water tests and no outward signs of overflow
were noted.

At the front of the garage, a masonry dam has been added to help catch driveway runoff and lead into a
small floor drain. Wood decay is also evident below this area. It is advisable to contact a plumber to

install a long drain across the garage door width to properly control this area. Otherwise any debris clog at
the existing drain during heavy rains will cause a flooding at the rear of the garage floor.

Below ground conditions and type of piping are unknown. It is possible that tree roots could cause damage
to the sewer line and would not be detected until the sewer backs up. You may contact a specialty plumber
to run a camera inside the sewer and report on underground piping conditions.

SERVICES-GAS:
Natural gas is supplied by Pacific Gas and Electric. The main connection is at a well in the front sidewalk.
From here the gas runs in iron pipe to the metering located inside the garage. A bar-slot on the intake valve
is the main shutoff. A wrench should be kept close by in case of emergency (a special wrench can be
purchased that is not likely to be taken for other purposes). The natural gas typically supplies fuel for
appliances such as furnace, dryer, stove or water heater. Appliances may also be electric supply fueled.

There appears to be an automatic seismic shutoff devise on the gas line in. (Type and quality unknown.)

If you smell gas contact P.G. & E. immediately. They will perform simple maintenance, light pilot lights and
perform simple maintenance. If repairs are needed a report is submitted that can be given to a plumber or
heating specialist. The inspection is at no charge. Exhaust from natural gas is basically water (that can
cause mold growth or wood rot). There is some carbon burn with resulting carbon monoxide or carbon
dioxide and sometimes some sulfur burn from poor quality gas. Fumes can cause allergies or are otherwise
harmful to health.

Gas shutoff valves are located on the appliances where connections to gas lines were visible at this
inspection time.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

WATER:
Water is supplied by the City and County of San Francisco through water main lines emanating from the
Hetch Hetchy Reservoir in the Sierra foothills. The water meter is located in a well at the sidewalk. From
here the main line leads to inside the garage where a shutoff valve is located.

The main lateral pipe between the shutoff valve and the street main appears to be copper (as visible at the
shutoff). Other lines as visible are all copper. Water pressure appears good.

No outward signs of leaks were detected during this inspection.

ELECTRICAL:
Electrical energy is supplied (from PG&E, Pacific Gas and Electric) to the structure from overhead wires
leading into a Weatherhead at the left front corner. From here cables run in conduit to the metering and
main breaker panel rated at 100 amperes (120/240 voltage). Main panel labeling is good. The main panel
cover was removed for a cursory breaker inspection. The main service is of good size and modern.

Basement wiring is mostly in conduit with connections to knob and tube at junction boxes.

Working Ground Fault Circuit Interrupt receptacles were found at kitchen and bath water supply areas.
There should be a G.F.C.I. at one receptacle in the garage near the laundry sink.

There is a high voltage steam generator at the rear of the garage with a breaker on the wall above. I do not
know if this breaker would meet the Ground Fault Circuit Interrupt safety standards for a plumbing fixture.
Refer to an electrician for further information. It could be that the breaker would not trip quickly enough if a
fault were to occur at the shower plumbing.

Some ungrounded receptacles are 3 prong. Ungrounded receptacles should be 2 prong or have grounding
added (for shock safety). Some receptacles are 2 prong (not grounded).

WATER HEATER:
The hot water heater tank is located at a utility room. The volume capacity is rated at 60 gallon. It is fueled
by natural gas. The outward appearance of the tank appears fairly new.

Connections to water supply lines appear clean. Supply lines have flexible connectors. The gas line is well
braced. There is no bonding cable across supply lines to help prevent corrosion and aid in electrical
grounding.

The exhaust line appears good. The drain water tested clean (dirty water could indicate corrosion). The
over-pressurization relief valve leads to a safe drain area.
Earthquake strapping is good. Note: the water heater could be a safe source of water after an earthquake if
the tank is kept upright!

The base of the tank is set off the floor on a stand (for gas fire safety).

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

HEATING:
Heating is principally from a fan forced air, natural gas fueled, furnace located at the a basement closet.
Heat is distributed to room registers via ducts and cold air returns from a register to a cold air return
connected to the lower chamber. The thermostat, found at hallway, was turned up and the furnace appears
to work properly. Visible ducts are covered with modern insulation. Visible duct material is in good
condition. Register to duct seals were partially inspected and appear in good condition.

The furnace ratings (in thousands of BTU's ) are 88 for input / 71 for output (the smaller the ratio, the more
efficient).

Basement bedroom heat is on the same zone as upstairs.

LIMITED FURNACE AND WATER HEATER CLOSET VENTILATION:

Clean air into the furnace and water heater closet is restricted to door vents. The air to the closet appears to
be ok but does not meet current standards. You should consult P.G.&E. for further information regarding air
quality standards. We note that a carbon-monoxide detector is located around the coroner at the stair well
area.

EXTERIOR-GENERAL:
The front exterior walls are covered with a masonry stucco plastered onto lath (typically galvanized wire and
membrane) and attached to a wood frame and painted. Window bays extend out from the plane of the main
front wall. Trim and sills (at windows and doors) are wood. The front stairs and landing have been replaced
and recovered with tiles. No stains noted below (framing covered with drywall).

Side and rear walls are covered with rustic redwood. Side and rear walls are covered with rustic redwood.
The side walls are mostly not accessible due to close proximity to other buildings. At the rear an additional
cementinous panel covering was installed of the siding in the past. The panels typically contain asbestos
(not in a loose form that would be hazardous).

A wood deck extends off the basement room level with stairs down to the yard. Material is of good quality
(pressure treated frame and redwood planks). The bottom step tread is broken and needs repair. The step
stringers have the end grain exposed to moisture at the concrete slab. Should be set on a pressure treated
pad to help prevent wood decay.

Base weather stripping at the rear exit is worn.

The steps leading out the rear exit are loose masonry set over original stepping. The patio slab is thin. The
yard side edge is somewhat exposed to erosion and the edge could be covered within stone work.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

A concrete block retaining wall at the step area shows one crack. A retaining wall running across the yard
appears in good condition. The water feature looks nice. We did not test. The lower wood deck is set on the
ground and farming is not visible. It appears in fairly good condition but expect wood decay in the future.
The rear fence is being pushed over by a redwood tree. One of the trees should be removed.

ROOFS:

The main roof is flat is covered with modified bitumen sheets with a sanded finish that appears in fairly new
condition. Sheetmetal vents appear very good. Skylights show some age but are ok. Drainage is into a
sewer connected pipe at the right middle side.

A front roof façade is covered with asphalt shingles and is in new condition. At the right side the new roofing
shingles were set at the base of the neighbor's stucco wall. The stucco should have been broken to allow
for replacement of flashing materials. Leaks could occur here. Repair would require neighbor's permission.

Wood gutters show age and tar has been added to compensate for poor drainage. The tar patch looks poor.
Additional maintenance or gutter replacement is required here.

Also the left front downspout drains onto the ground. It should be connected to the sewer system. It could
be connected to a garage driveway drain during repairs as previously recommended above.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

INTERIOR-GENERAL/FOUNDATION & SUPPORT SYSTEM:

The structure is supported by a floor joist platform set on basement cripple walls and center support beam
on posts with concrete foundations and piers. New piers were added to the center beam apparently to
compensate for a past settlement issue.

At the front of the garage the foundation appears to be continuous across the front at the line of the sink (set
back about 3' or 4' from the door jambs). At the upper level above this section of the house the hardwood
flooring has been altered to account for a past settlement issue. No current settlement issue noted. Refer to
the owner for further information.

4 cracks noted at side foundations as visible at the subarea. The crack below the stairs is the largest and
should be monitored in the future for movement. You could add reinforcement to the rear foundation to help
prevent outward rotation (that could occur if pressured by hillside movement). Refer to an engineer if further
information is desired.

1/2" anchor bolts with small washers are set at staggered intervals to help secure the sill plates to the
foundations. Some additional bolting is recommended.

Front basement rooms are only considered 'storage rooms' and are not considered suitable for occupancy
due to lack windows and poor ventilation with furnace and water heater at a closet and limited clean air
ventilation. A carbon-monoxide detector should be kept in good working order. We note that the space
below the front stairs is sealed off by drywall and painted. No outward signs of leaks or visible mold were
noted during this inspection. (We do not perform mold and mildew inspection. Refer to other trade
specialist.)

The master below and bath appear to be well constructed.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

UPSTAIRS:
Stairs leading up from the basement are somewhat steep and have a good handgrip (as do other stairs in
this building).

Front windows are newer dual pane vinyl sash thermal efficient insert replacements. Rear windows are poor
quality metal framed.

Bath and kitchen remodels appear very nice.

Hardwood flooring appears in decent condition but does reveal uneven floor levels.

The fireplace has a damper and metal flue. Should be inspected by an expert before use. We did not note
faults.

The attic space is not accessible.

We do not assume that insulation exists anywhere in the building.

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Property inspection: 654 Sunset Street, San Francisco / Sunday July 13, 2008

PROBLEMS WITH THE BUILDING 
 
This report is not a guarantee or warranty; we can not eliminate all your risk in purchasing. There 
are  warranty programs  which  may  be  obtained  to insure  you  against failure of  some of the  major 
systems of the house. 
 
Home  buyers,  after  settlement  and  occupying  the  building,  sometimes  overlook  important 
information and warnings in their reports. This can result in failure of equipment or other damage 
which could have been prevented if the inspector's advice and recommendations had been followed. 
 
After  occupancy,  all  buildings  will  have  some  defects  which  are  not  identified  in  the  inspection 
report. If a problem occurs that you feel the inspector's report did not give you sufficient warning of, 
call him. A phone consultation may be helpful to you in deciding what corrective measures to take 
and  the  inspector  may  be  able  to  advise  you  in  assessing  proposals  offered  by  contractors  for 
remedying the problem. 
 
Please  consult  your  inspector  before  you  engage  a  contractor  to  examine  or  correct  a  possible 
defect. 

Thank you very much for allowing me to serve you.

Feel free to call if you have any questions.

A
A I rnest nspections

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