WESTSIDE HOME INSPECTIONS

Los Angeles Home Inspector

(310) 775-2324

info@westsidehomeinspections.com

Our Services

We inspect the following types of properties:

  • Single-family homes
  • Condominiums
  • Duplex
  • Townhouses
  • Triplex
  • Quadplex/Four-plex
  • Apartments
  • Multi-Unit

Buyer’s Inspection

buyer-sm A Los Angeles buyer’s inspection is initiated by the home buyer usually as a contingency to the final close of a real estate sale. These types of Los Angeles inspections are designed to assure that there are no hidden surprises for the purchaser.

It is estimated that up to 80% of all home sales are contingent on the Buyer’s Inspection! You’ll be hard-pressed to find any real estate-related expert who doesn’t adamantly suggest that you require an inspection prior to purchasing a home.

Seller’s Inspection

seller-smA Los Angeles seller’s inspection is initiated by the property owner usually prior to listing the property. It helps the seller to determine what systems and structures of the property need repair. More importantly, it helps the seller and the seller’s agent to accurately represent the home by disclosing damage to prospective buyers (which further helps to curb lawsuits). Damage discovered as a result of a seller’s inspection can either be repaired by the seller (to maintain market value) or used as a negotiating tool by both seller and buyer.

Being used more and more, a Seller’s Inspection is helping to speed-up the sales process. When sellers can show what damage an inspector found, and how that damage was fixed, the buyer’s confidence may increases enough to move the transaction forward. But, the buyer should alway hire an their own inspector to perform another inspection to get a second-opinion.

Rental/Property Management Inspections

rent-smAs a rental property owner, you understand the need to be sure that your property is in tip-top shape prior to renting the building. I can:

• inspect your rental property for damage before renters vacate the property, and
• protect you from serious liability that can result from renting or leasing a potentially hazardous property.

Periodic Maintenance Inspections

renovation-smMaintenance inspections can be performed every two years to assure the health of your family and the safety of your real estate investment. My inspections will:

  • assure the integrity of your structure after extreme weather,
  • check for cracked beams or foundations that could compromise your safety,
  • visually inspect for wood-destroying insects, and much more.

Warranty Inspection

warranty-smLos Angeles home builders often initiate a “warranty” on a house for a period of one year or longer which is designed to cover the costs to repair systems and structural-related problems during the warranty period. A warranty inspection should be performed prior to the expiration of the home warranty contract so that you can address repairable issues with the builder while the warranty is in-force. Otherwise, you may be fully liable for the repair costs on your own should you allow the warranty to expire prior to discovering defects. Warranty inspections allow you to take full-advantage of the warranty’s benefits which can save you from paying out-of-pocket for repairs that may otherwise have been the fault of the builder or OEM manufacturer.

You’ve heard it before: “It broke just as soon as the warranty expired!” If anything, a Warranty Inspection holds builders, installers, suppliers, and manufacturers liable for their work and products. The few-hundred dollars you pay for a warranty inspection could very-well save you from having to hand-over thousands (or tens-of-thousands) of dollars for future repairs and new systems that were damaged before the warranty expiration!

New-Construction Inspection

newconstruction-smA Los Angeles new-construction inspection is much like a warranty inspection except for the fact that the building and its systems are, in fact, new. Whereas a warranty inspection can apply to re-sale homes that offer a warranty, new-construction inspections are specifically designed for homes that have never been lived-in. Though new homes do not have the wear-and-tear on them that re-sale home may, various contractors associated with the construction may have made mistakes whether by accident or intentionally (such as taking “shortcuts” to finish the job faster or under-budget). A new-construction inspection provides you with an unbiased review by the inspector who acts as an objective and knowledgeable observer on your behalf to identify construction-related, code-related, and installation-related issues with home systems and structures.

Many of the components from a home’s system’s and structure may be newly assembled, but they may also have been sitting in a lumber yard or warehouse for months. Also, even the best contractors make mistakes that could compromise the integrity of the job they do. It just makes sense to be sure!I am text block. Click edit button to change this text. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Ut elit tellus, luctus nec ullamcorper mattis, pulvinar dapibus leo.

Composition Shingle Inspection

compshingleIf You have an Composition Shingle Roof, many conditions can affect the performance of the shingles. First is correct installation. If the shingles were not installed according to the manufacturers specifications(ARMA Manual), the manufacturer may Not honor the warranty. Home owners insurance can deny coverage of an incorrectly installed roof. If the shingles have exposed fasteners (one of the cardinal rules, No exposed fasteners).The exposed fasteners will expand and contract at a different rate than the shingles, and if they are not covered they can be an source of moisture intrusion.

The shingles are manufactured for an certain amount “exposure” meaning some of the shingle must be exposed and some of the shingle must be covered (by the shingle above).If they are installed without the correct exposure they may be subject to “wind tear off”. All composition shingles Must be correctly fastened, if they are not, again they are subject to “wind tear off”.There are conditions that are normal “wear and tear”. Granule loss is one of them. The shingles are coated with ceramic granules, the granules protect the shingle “Mat” from the Ultra Violet rays of the sun.Over time the asphalt and granules lose their bond and normal weather conditions such as rain and wind displace the granules.Too much granule loss will lead to pre mature failure of the shingles.

The life span of the shingles can be greatly reduced by conditions such as tree debris(leaves & pine needles,ETC.ETC.). Correct ventilation of the attic space is an crucial factor. Excess heat in the summer will, on average reduce shingle life by ten(10) years. The average family of four generates two to four gallons of water vapor a day(indoors) through such activities as cooking,bathing,washing clothes and dishes.If this moisture is not adequately removed it can have an negative affect on the shingles, it can also lead to structural damage and microbial growth which can be an health problem.

More than one layer of shingles on an roof does Not mean better protection for your home. In fact too many layers can have negative affects on the structural stability of the home. More than one layer does Not allow sufficient ventilation of the top layer of shingles. Adequate ventilation of the shingles is important or the shingles will not perform to their design potential and the life expectancy of the top layer can be reduced by as much as ten(10) years.

Mold Inspection

mold-smMolds are part of the natural environment. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided. Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air. Mold may begin growing indoors when mold spores land on surfaces that are wet. There are many types of mold, and none of them will grow without water or moisture. Westside Home Inspections provides mold identification and consultative services that can help you to get on the right track to eradicate and remediate a very serious health issue.

It is impossible to get rid of all mold and mold spores indoors; some mold spores will be found floating through the air and in house dust. The mold spores will not grow if moisture is not present. Indoor mold growth can and should be prevented or controlled by controlling moisture indoors. If there is mold growth in your home, you must clean up the mold and fix the water problem. If you clean up the mold, but don’t fix the water problem, then, most likely, the mold problem will come back.

Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people.

Stucco and Exterior Cladding Inspections

eifs-smStucco and Siding are exterior wall “Cladding”. The claddings also protect the structure its occupants and their belongings. There are many different claddings. Stucco being the most common on Residential Construction in the Southwestern US. Stucco is basically cement and sand. The “weep screed” “lath” (paper and wire) are applied first. The paper is the Water Resistive Barrier(WRB).The WRB is part of the walls drainage plain. Incorrect installation or too many penetrations will allow water to migrate into the wall and can lead to moisture intrusion and microbial growth. The wire supports the stucco when it is applied and helps to give it strength.

Without the wire the stucco would fall off (or not stay on at all). Cracking of the stucco is very common. In fact, probably the only guarantee you will get, is that it will crack. There is an “weep screed” installed at the bottom of the wall and clearance from the weep screed to hardscape or soil must be maintained (2″ to hardscape,4″ to soil) or the wall may not drain correctly. When inspecting the stucco I look for correct clearances, flashed (or not) penetrations. Cracks are normal, but if there is any displacement or the cracks are more than 1/16 of an inch wide, those conditions may be an indication of more severe problems.

In Southern California south and west sides experience more expansion and contraction from sun exposure. These sides may be cracked more than the others.

Pool and Spa Inspections

poolwater-smPool and Spas in Los Angeles are an added value to an home. They are also an added expense and Safety Hazard. Pool and spa inspections include, Safety Barriers and Alarms, the decking, the pool/spa shell, the equipment, the electrical system, The bonding system(separate from electrical) .Most people do not know that All metal within five(5) feet of the pool surface (and all metal equipment) must be bonded to the steel re bar in the pool shell. This is an safety feature to help prevent accidental electrocution. More safety information can be found at www.cpsc.gov

Pools and Spas account for approximately 350 drownings each year. Drowning is the Second cause of accidental deaths in the USA.

Foundation Inspections

 Our foundation assessments are thorough and detailed. We start with the interior of the home, making sure everything is in good condition. The exterior foundation inspection is also very important, as it gives us clues as to what is going on with moisture intrusion or other issues.. Having viewed the building interior and exterior we begin our detailed analysis of your foundation. Spending most of our time under your house outlining all of the issues with your foundation itself.

Bank Draw Inspections

bankdraw-smBank draw inspections are a way for the banks to verify completion percentages on construction projects. When an project is started the bank needs someone to verify completion of the different “phases” or percentages of the project. So they can release the money or funds appropriate to the contractor(s). Bankers cannot personally travel to every construction site and take pictures to verify that the completion claimed is correct. The banks will contract with an company to administer the draw process. Here is an example on one company http://www.gcinspects.com.

Bank draw inspections are are used on major commercial and small residential projects.

Electrical Inspections

electrical-smElectrical systems vary from simple to extremely complex. Many experienced Inspectors(and some electricians) will admit electrical systems still leave them scratching their head. As with all systems there are basics that must be followed. Service conductor clearances and anchoring. Main and Sub panel locations. Wiring methods (knob and tube or romex). Conductor type (aluminum or copper). Use of aluminum in all branch circuit conductors was discontinued due to the aluminum alloy expanding and contracting (more than copper) at the connections and causing faulty connections and fires.

If you have an home that has aluminum wiring there are corrective actions that can be employed. Complete re-wiring is only required in the most severe cases. There are some panels that are an safety hazard and any experienced inspector should be able to identify them on sight. The most notorious is FPE. The lesser known are Zinsco/Sylvaina(magna trip) or Bulldog(pushmatic). When I find anyone of these panels it is an automatic deferral for further review by an Qualified Licensed Electrical Contractor.

The National Electrical Code(NEC) is the guideline for all electrical installations in the USA.

Plumbing Inspections

plumbing-smThe homes plumbing system inspection is very important. There are actually two different basic systems. The Drain Waste and Vent (DWV) system and the plumbing or “potable” water supply system. The DWV system consists of the drain and waste lines for conveying the used water and sewage to an appropriate location. The vent pipes allow air into the system or vacuum would not allow the drains to correctly flow, the vent pipes also vent harmful sewer gasses into the atmosphere away from (or what is considered an safe distance) any openings in the building envelope. The supply or distribution system conveys clean or “potable” water to the faucets and fixtures.

Care must be taken when installing certain fixtures or cross contamination will damage the pipes and is an serious health hazard. There are many different materials that are available on today’s market. Being able to identify these materials and if they are correctly installed is an skill all Experienced Home Inspectors Must Have.

Most homes have cross contamination issues that can be easily fixed.

HVAC Inspections

hvac-smHVAC stands for Heating Ventilation & Air Condition. The heating and air conditioning are normally what are called split systems. The furnace or heater is normally installed in the attic or garage or interior closet. The air condition compressor is installed outdoors (sometimes on the roof). Learning the installation requirements for these systems is an source of continuing education for all inspectors. There are sub systems that are part of the “mechanical” inspection. The ventilation part of HVAC has two different parts. One part is venting of the gas utilization appliances. That is the conveying of products of combustion to the exterior. The other is ventilation of the interior space and supplying make up or “combustion air” that is used by gas utilization appliances or exhausted through mechanical devices. These are systems that rely on each other to safely operate and insure the home’s interior environment stays comfortable and “Healthy”.

Newer homes are considered unusually tight construction. Correct ventilation is necessary to help the indoor environment stay healthy.

Lawn Irrigation Inspections

lawnirrigation-smI will perform basic visual and functional inspections of these systems. I will identify the zones, lack of coverage , over spraying, defective heads and many other defects.

Walk-through Consultations

walkthrough-smIf you don’t need a formal written report, I can walk through and around your home and give you a verbal evaluation of any noted deficiencies. If you decide you need a written report, I can prepare one for an additional fee.

Written Deficiency Verification

writtendeficiency-smI can provide a written letter verifying deficiencies in specific areas of concern, such as a foundation or a roof.

Please call Westside Home Inspections in Los Angeles today to schedule an appointment.

Home Inspection services provided in all of Greater Los Angeles including Burbank, Glendale, Long Beach, Pasadena, Santa Monica, West Covina, and West Hollywood.