real property commercial and residential inspection services

We Inspect Homes & Condos for Buyers AND Sellers
Everywhere In San Diego County

InterNACHI Certified Inspector

Our Home Inspections are for New Home Buyers, Home Sellers, and Realtors®

Really Anyone Wanting A Thorough Property Inspection

Our Home Inspection Covers These Areas Of Your Home

Mountains 2 Sea Inspections performs Home Inspections starting at the roof, all the way down to the foundation/basement. Our inspection follows all inspection areas as listed in the InterNACHI Standards of Practice (SOP) to ensure a thorough and complete home inspection. You can rely on our fully documented and easy to understand inspection reports to make the best decisions about your property.

San Diego Home Inspection – Overview

The real estate home inspection to be performed is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s).

“Seller shall make the property available for all buyer investigations. Seller shall have water, gas, electricity and all operable pilot lights on for Buyer’s investigations and through the date possession is made available to Buyer.”(Excerpt from: Paragraph 9B of the California Association of Realtors® California Residential Purchase Agreement)

Having everything ready for the inspection can prevent unnecessary delays. For liability reasons, we do not move personal belongings. Most home inspectors will charge an additional fee if they must return to the property to inspect items which were not accessible.

A home inspection is an independent, unbiased review and report on a home’s systems, components and conditions. Consumers and real estate professionals should expect no less than full professionalism, education, competence, credentials, knowledge, courtesy, and adherence to InterNACHI’s Code of Ethics and Standards of Practice.

The seller should verify that:

  • All utilities are on
  • Pilot lights are lit (The gas provider will usually light pilots at no cost to the owner)
  • Attic access is clear of clothing or stored items
  • Crawl space entrances are not blocked or nailed in place
  • Water heaters are accessible
  • Furnaces are accessible
  • Sinks, showers, and bathtubs are clear of dishes or personal items
  • Built-in appliances are free of stored items and can be operated
  • Electrical panels are accessible and not locked (Electrical sub-panels inside the home are often painted and removing the cover will mar the finish. The seller’s agent should ask the seller to grant permission to the inspector to remove the panel cover to look for life/safety issues)
  • Areas or items to be inspected are freely accessible
  • Pets are secured (Unsecured animals should be removed from the property or secured in an area that will not need to be inspected if the seller (or occupant) will not be present)

At Mountains 2 Sea Inspections we follow the InterNACHI Standards of Practice

Performing A Home Inspection

3.1. Roof

On the roof inspection, we’ll walk on the rooftop whenever it is safe and accessible for us to do so. We’ll check the entire roofing system and all roof penetrations. And we even crawl thru the attic checking for water penetration, proper framing, load-bearing walls, inside and outside, down to and including the foundation system. So structurally we’re checking the house from top to bottom.

clay tile roof inspection

We follow the InterNACHI Standards Of Practice, Starting With the Inspection of the Roof.

Home Inspection – Roof Inspection

I. The inspector shall inspect from ground level or the eaves:

  1. the roof-covering materials;
  2. the gutters;
  3. the downspouts;
  4. the vents, flashing, skylights, chimney, and other roof penetrations; and
  5. the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

A. the type of roof-covering materials.

III. The inspector shall report as in need of correction:

A. observed indications of active roof leaks.

IV. The inspector is not required to:

  1. walk on any roof surface.
  2. predict the service life expectancy.
  3. inspect underground downspout diverter drainage pipes.
  4. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
  5. move insulation.
  6. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
  7. walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.
  8. walk on any roof areas if doing so might, in the inspector’s opinion, cause damage.
  9. perform a water test.
  10. warrant or certify the roof.
  11. confirm proper fastening or installation of any roof-covering material.

3.2. Exterior

On the exterior inspection, we’ll inspect the walls, the eaves, the soffits, and the facia.  We’ll look at a representative number of windows. We’ll inspect the fascia and trim, and we’ll check the flashing. And we even crawl thru the attic checking for water penetration, proper framing, load-bearing walls, inside and outside, down to and including the foundation system.

home inspections

We follow the InterNACHI Standards Of Practice for your Home Exterior Inspection.
Home Inspection – Exterior Inspection

I. The inspector shall inspect:

  1. the exterior wall-covering materials;
  2. the eaves, soffits and fascia;
  3. a representative number of windows;
  4. all exterior doors;
  5. flashing and trim;
  6. adjacent walkways and driveways;
  7. stairs, steps, stoops, stairways and ramps;
  8. porches, patios, decks, balconies and carports;
  9. railings, guards and handrails; and
  10. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
II. The inspector shall describe:
  1. the type of exterior wall-covering materials.
III. The inspector shall report as in need of correction:
  1. any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

  1. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
  2. inspect items that are not visible or readily accessible from the ground, including window and door flashing.
  3. inspect or identify geological, geotechnical, hydrological or soil conditions.
  4. inspect recreational facilities or playground equipment.
  5. inspect seawalls, breakwalls or docks.
  6. inspect erosion-control or earth-stabilization measures.
  7. inspect for safety-type glass.
  8. inspect underground utilities.
  9. inspect underground items.
  10. inspect wells or springs.
  11. inspect solar, wind or geothermal systems.
  12. inspect swimming pools or spas.
  13. inspect wastewater treatment systems, septic systems or cesspools.
  14. inspect irrigation or sprinkler systems.
  15. inspect drainfields or dry wells.
  16. determine the integrity of multiple-pane window glazing or thermal window seals

3.3. Basement, Foundation, Crawlspace, & Structure

On this inspection, we’ll look at wood in contact with soil, observe indications of active water penetration, and possible foundation movement.  We’ll check the entire foundation.

crawl space

We follow the InterNACHI Standards Of Practice, with the Inspection of the Basement, Foundation, Crawlspace, and Structural Inspection

Basement, Foundation, Crawlspace, Structural Inspection

structures on slopes

I. The inspector shall inspect:

  1. the foundation;
  2. the basement;
  3. the crawlspace; and
  4. structural components.

II. The inspector shall describe:

  1. the type of foundation; and
  2. the location of the access to the under-floor space.

III. The inspector shall report as in need of correction:

  1. observed indications of wood in contact with or near soil;
  2. observed indications of active water penetration;
  3. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
  4. any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.

IV. The inspector is not required to:

  1. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
  2. move stored items or debris.
  3. operate sump pumps with inaccessible floats.
  4. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
  5. provide any engineering or architectural service.
  6. report on the adequacy of any structural system or component.

3.4. HEATING

Does the heating work? We’re looking at the heating portion of your HVAC, to make sure that the average user (homeowner) gets the result they except when they turn the thermostat up. Sounds simple, but many homes we inspect have quite a variance between what we expect and the actual output of the heater.

heating inspection

We follow the InterNACHI Standards Of Practice, with the Inspection of the Heating System.

Home Inspection – Heating System Inspection

I. The inspector shall inspect:

  1. the heating system, using normal operating
    controls.
II. The inspector shall describe:
  1.  the location of the thermostat for the heating
    system;
  2. the energy source; and
  3. the heating method.
III. The inspector shall report as in need of correction:
  1. any heating system that did not operate; and
  2. if the heating system was deemed inaccessible.
IV. The inspector is not required to:
  1. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems
  2. inspect fuel tanks or underground or concealed fuel supply systems.
  3. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
  4. light or ignite pilot flames.
  5. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
  6. override electronic thermostats.
  7. evaluate fuel quality.
  8. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs, or clocks

3.5. Cooling

In the Cooling inspection, we’ll check the cooling system and all roof or wall penetrations.

Cooling System Inspection

We follow the InterNACHI Standards Of Practice, with the Inspection of the Cooling System.

Home Inspection – Cooling System Inspection

I. The inspector shall inspect:

  1. the cooling system, using normal operating
    controls.

II. The inspector shall describe:

  1. the location of the thermostat for the cooling
    system
  2. the cooling method.

III. The inspector shall report as in need of correction:

  1. any cooling system that did not operate; and
  2. if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

  1. determine the uniformity, temperature, flow,
    balance, distribution, size, capacity, BTU, or
    supply adequacy of the cooling system.
  2. inspect portable window units, through-wall
    units, or electronic air filters.
  3. operate equipment or systems if the exterior
    temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment
  4. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
  5. examine electrical current, coolant fluids or gases, or coolant leakage.

3.6. Plumbing

On the plumbing inspection, we check for proper operation of all your sinks, faucets, commodes, bathtubs, and showers. Do they turn on/off? Do they leak and are the hoses water-tight?

person opening faucet

  • Check your faucets for leaks and damages.
  • Ensure there are no water drips when the spigot is turned off.
  • Check underneath the sinks for water stains or drips when the water is running.
  • Visually inspect visible signs of water stains on walls and ceilings.
  • Ensure water pressure is at a safe level.
  • Check the toilet for loose fittings including flapper.
  • Check the hoses for visible signs of cracks, brittleness, or leaking.
  • Inspect for visible signs of corrosion on pipes.
  • Inspect the gutters for water blockage.

water heater inspection

Verify that the dedicated loop hot water recirculation system is correctly functioning.

plumbing circulation system

We follow the InterNACHI Standards Of Practice, with the Inspection of the Plumbing System.

Home Inspection – Plumbing Inspection

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.

II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and
  5. the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction:

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. active plumbing water leaks that were observed during the inspection; and
  4. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

  1. light or ignite pilot flames.
  2. measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
  3. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
  4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
  5. determine the water quality, potability or reliability of the water supply or source.
  6. open sealed plumbing access panels.
  7. inspect clothes washing machines or their connections.
  8. operate any valve.
  9. test shower pans, tub and shower surrounds or enclosures for leakage or for functional overflow protection.
  10. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
  11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
  12. determine whether there are sufficient cleanouts for effective cleaning of drains.
  13. evaluate fuel storage tanks or supply systems.
  14. inspect wastewater treatment systems.
  15. inspect water treatment systems or water filters.
  16. inspect water storage tanks, pressure pumps, or bladder tanks.
  17. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
  18. evaluate or determine the adequacy of combustion air.
  19. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
  20. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  21. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
  22. inspect or test for gas or fuel leaks, or indications thereof.
  

3.7. Electrical

On the electrical system, we go from the electrical service panel, where your breakers are, to every accessible outlet, switch, ceiling fan, and light fixture that you have in the house. We’re looking at do they work? Are they wired correctly? Are outlets appropriate for the location?

electrical panel

Throughout your home to every accessible outlet, switch, ceiling fan, and light fixture. We check the operation, correct wiring, and installation of the correct type of outlet in the inspected location.

lighting requirements

wiring inspection

We follow the InterNACHI Standards Of Practice, with the Inspection of the Electrical System.

Home Inspection – Electrical System Inspection

I. The inspector shall inspect:

  1. the service drop;
  2. the overhead service conductors and attachment point;
  3. the service head, gooseneck and drip loops;
  4. the service mast, service conduit and raceway;
  5. the electric meter and base;
  6. service-entrance conductors;
  7. the main service disconnect;
  8. panelboards and over-current protection devices (circuit breakers and fuses);
  9. service grounding and bonding;
  10. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
  11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  12. for the presence of smoke and carbon monoxide detectors.
II. The inspector shall describe:
  1. the main service disconnect’s amperage rating, if labeled; and
  2. the type of wiring observed.
III. The inspector shall report as in need of correction:
  1. deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
  5. the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to:

  1. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
  2. operate electrical systems that are shut down.
  3. remove panelboard cabinet covers or dead fronts.
  4. operate or re-set over-current protection devices or overload devices.
  5. operate or test smoke or carbon monoxide detectors or alarms.
  6. inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
  7. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
  8. inspect ancillary wiring or remote-control devices.
  9. activate any electrical systems or branch circuits that are not energized.
  10. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
  11. verify the service ground.
  12. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
  13. inspect spark or lightning arrestors.
  14. inspect or test de-icing equipment.
  15. conduct voltage-drop calculations.
  16. determine the accuracy of labeling.
  17. inspect exterior lighting.

3.8. Fireplace

On the fireplace inspection, we’ll look at the chimney and the hearth and those components in between. We want to ensure that there’s nothing to obstruct the ventilation system to keep you safe.

fireplace inspection

We follow the InterNACHI Standards Of Practice for your Home Fireplace Inspection.

Home Inspection – Fireplace Inspection

I. The inspector shall inspect:

  1. readily accessible and visible portions of the fireplaces and chimneys;
  2. lintels above the fireplace openings;
  3. damper doors by opening and closing them, if readily accessible and manually operable; and
  4. cleanout doors and frames.
II. The inspector shall describe:
  1. the type of fireplace.
III. The inspector shall report as in need of correction:
  1. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
  2. manually operated dampers that did not open and close;
  3. the lack of a smoke detector in the same room as the fireplace;
  4. the lack of a carbon monoxide detector in the same room as the fireplace; and
  5. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

  1. inspect the flue or vent system.
  2. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
  3. determine the need for a chimney sweep.
  4. operate gas fireplace inserts.
  5. light pilot flames.
  6. determine the appropriateness of any installation.
  7. inspect automatic fuel-fed devices.
  8. inspect combustion and/or make-up air devices.
  9. inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
  10. ignite or extinguish fires.
  11. determine the adequacy of drafts or draft characteristics.
  12. move fireplace inserts, stoves or firebox contents.
  13. perform a smoke test.
  14. dismantle or remove any component.
  15. perform a National Fire Protection Association (NFPA)-style inspection.
  16. perform a Phase I fireplace and chimney inspection.

3.9. Attic, Insulation & Ventilation.

Does the roof leak? Does the attic have the proper insulation? Is it properly ventilated to conserve heat exhaust? Easy to see, but requires access to really inspect the area.

attic inspection sm

We follow the InterNACHI Standards Of Practice for your Atttic, Insulation, and Ventilation Inspection.

Home Inspection – Attic, Insulation, Ventilation Inspection

I. The inspector shall inspect:

  1. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
  2. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
  3. mechanical exhaust systems in the kitchen, bathrooms and laundry area.
II. The inspector shall describe:
  1. the type of insulation observed; and
  2. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.
III. The inspector shall report as in need of correction:
  1. the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

  1. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector’s opinion, pose a safety hazard.
  2. move, touch or disturb insulation.
  3. move, touch or disturb vapor retarders.
  4. break or otherwise damage the surface finish or weather seal on or around access panels or covers.
  5. identify the composition or R-value of insulation material.
  6. activate thermostatically operated fans.
  7. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
  8. determine the adequacy of ventilation.
 

3.10. Windows, Doors & Interiors

Do windows open/close as you would expect. Are stairs, steps, and ramps safe to use and properly secured to the walls? Do garage doors open manually? If equipped, do garage door openers open the garage? General safety and functionality for switches and sensors in the interior of the home.

windows doors

We follow the InterNACHI Standards Of Practice for your Home Doors, Windows, and Interior Inspection.

Home Inspection – Doors, Windows, Interior Inspection

I. The inspector shall inspect:

  1. a representative number of doors and windows by opening and closing them;
  2. floors, walls and ceilings;
  3. stairs, steps, landings, stairways and ramps;
  4. railings, guards and handrails; and
  5. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.
II. The inspector shall describe:
  1. a garage vehicle door as manually operated or installed with a garage door opener.
III. The inspector shall report as in need of correction:
  1. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
  2. photo-electric safety sensors that did not operate properly; and
  3. any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

  1. inspect paint, wallpaper, window treatments or finish treatments.
  2. inspect floor coverings or carpeting.
  3. inspect central vacuum systems.
  4. inspect for safety glazing.
  5. inspect security systems or components.
  6. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
  7. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
  8. move suspended-ceiling tiles.
  9. inspect or move any household appliances.
  10. inspect or operate equipment housed in the garage, except as otherwise noted.
  11. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
  12. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
  13. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
  14. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
  15. inspect microwave ovens or test leakage from microwave ovens.
  16. operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.
  17. inspect elevators.
  18. inspect remote controls.
  19. inspect appliances.
  20. inspect items not permanently installed.
  21. discover firewall compromises.
  22. inspect pools, spas or fountains.
  23. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
  24. determine the structural integrity or leakage of pools or spas.

At Mountain 2 Sea Inspections, we perform the home inspection with a very high attention to the “extra” details. We want to ensure the Inspection provides the best value to the buyer or seller. Fair, impartial inspections, that tell you the real condition of the property.

Our inspection will be performed in accordance with the InterNACHI Home Inspection Standards of Practice.

Tell Us About Your Property

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Be sure to include….

  • Size of the home
  • Approximate location
  • Approximate age of the home
  • Any additional services you may need (Radon, Mold, Water Quality, Septic, Thermal Imaging)

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