The Scope and Purpose of this Inspection
AB 2533 ADU Inspection Report Disclaimer
This inspection report is provided for the purpose of evaluating an existing Accessory Dwelling Unit (ADU) or Junior Accessory Dwelling Unit (JADU) in accordance with California Assembly Bill 2533 (AB 2533). The inspection is based on a Substandard Housing Checklist derived from California Health and Safety Code Section 17920.3, which identifies conditions that may render a structure substandard. The scope of this inspection is limited to identifying observable conditions related to health and safety as defined within this standard and is not intended to be a comprehensive building inspection, full code compliance inspection, or technically exhaustive evaluation.
This report reflects conditions observed at the time of the inspection only. It is a visual, non-invasive assessment performed in general accordance with accepted inspection standards, including InterNACHI Standards of Practice. Latent, concealed, or future conditions may exist that are not identified within this report.
This report is based on the referenced checklist and applicable provisions of Health and Safety Code Section 17920.3; however, it is NOT a guarantee that any local building department will approve permits, legalization, or occupancy of the structure. Each jurisdiction may interpret and enforce AB 2533 requirements and related codes differently, and additional corrections, upgrades, or requirements may be imposed by the Authority Having Jurisdiction (AHJ). We have no control over, nor influence on, the decisions, interpretations, or requirements of any building department or inspector.
Inspection and Report Approval
All inspections are performed by Tony Escamilla or a certified housing inspector operating under his supervision. All reports are prepared by, or reviewed and approved by, Tony Escamilla, a California Licensed General Contractor (License #780464), to ensure consistency, accuracy, and adherence to applicable inspection standards under AB 2533.
Your Responsibility for Further Evaluations
All items identified in this report should be further evaluated by qualified licensed contractors or specialists as needed. This report must be read in its entirety for a full understanding of the observed conditions. Additional conditions described within the report may also require further review, repair, or correction depending on the requirements of the local jurisdiction. Failure to obtain recommended evaluations may result in additional findings or requirements during the permitting process.
This Inspection is Visual and Non-Invasive
The descriptions and observations in this report are based on a visual inspection of the structure. Only readily accessible and observable areas and components are inspected without dismantling, damaging, or disfiguring the structure, and without moving personal property or finishes. Areas that are concealed, hidden, or inaccessible are not included in this inspection. Some components may not be tested where testing could cause damage or is outside the scope of an AB 2533 inspection. Accordingly, the inspection is limited in scope.
This is Not a Full Code Compliance Inspection
This inspection is limited to identifying substandard conditions as defined by Health and Safety Code Section 17920.3 and applicable AB 2533 guidelines. It is not intended to verify full compliance with current building codes, zoning requirements, or all permitting requirements. Building codes and local amendments change over time, and jurisdictions may apply additional standards or require upgrades beyond the scope of this inspection.
This Report Represents a Professional Opinion
Construction methods and standards may vary. The observations and findings in this report are based on the inspector’s professional judgment and interpretation of visible conditions at the time of inspection. Other inspectors, contractors, or municipal officials may have differing opinions or requirements.
Summary
Compliant
- EE-1 🪟EMERGENCY EGRESS - Emergency Egress Observations:
Compliant - There are no obstructions (such as bars, grilles, or security devices) that could impede escape or rescue in an emergency.
- EE-2 🪟EMERGENCY EGRESS - Emergency Egress Observations:
Compliant - Emergency Egress windows are provided in every sleeping room.
- IS-1 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Proper Water closet, lavatory, or bathroom or shower in a dwelling unit.
- IS-2 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Proper kitchen sink.
- IS-3 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Hot and cold running water to plumbing fixtures
- IS-4 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Proper operation of required ventilation equipment.
- IS-5 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Habitable room floor areas are not less than 70 square feet, and not less than 7 feet in any horizontal dimension, except kitchens.
- IS-6 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Required electrical lighting is provided.
- IS-7 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Habitable rooms have no signs of dampness.
- IS-8 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Infestation of insects, vermin, or rodents is not present.
- IS-9 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Visible mold growth is not present, excluding the presence of mold that is minor and found on surfaces that can accumulate moisture as part of their proper functioning and intended use.
- IS-10 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - General dilapidation or improper maintenance of the unit is not present.
- IS-11 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Connection to the required sewage disposal system.
- IS-12 😷INADEQUATE SANITATION - Sanitation Observations:
Compliant - Proper garbage and rubbish storage and removal facilities are present.
- SH-1 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - Adequate foundations are provided. May require exposing an area of the foundation to verify.
Unable to confirm a footing for the foundation at time of inspection. The structure in question is surrounded by concrete, with the exception of a small portion at the front of the building. Structures appear original, based on construction methods and lumber age. Aerial photos dating to the 1990's show all structures in the same location and size.
- SH-2 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - Adequate flooring or floor supports are provided.
- SH-3 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - Flooring or floor supports are of sufficient to carry imposed loads with safety.
- SH-4 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are no present members of walls, partitions, or other vertical supports that split, lean or buckle due to defective material or deterioration.
- SH-5 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are no apparent members of walls, partitions, or other vertical supports that are of insufficient size to carry imposed loads with safety.
- SH-6 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are present members of ceilings, roofs, ceiling and roof supports, or other horizontal members with sag, split, or buckle due to defective material or deterioration.
- SH-7 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are no apparent members of ceilings, roofs, ceiling and roof supports, or other horizontal members that are of insufficient size to carry imposed loads with safety.
- SH-8 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are no present fireplaces or chimneys that list, bulge, or settle due to defective material or deterioration.
- SH-9 🏠STRUCTURAL HAZARDS - Structural Hazards Observations:
Compliant - There are no apparent fireplaces or chimneys that are of insufficient size or strength to carry imposed loads with safety.
- N-1 🤨NUISANCES - Nuisance Observations:
Compliant - All wiring, except that which conforms with all applicable laws in effect at the time of installation, if it is currently in good and safe condition and working properly.
- N-2 🤨NUISANCES - Nuisance Observations:
Compliant - All plumbing, except plumbing that conforms with all applicable laws in effect at the time of installation and has been maintained in good condition, or that may not have conformed with all applicable laws in effect at the time of installation but is currently in good and safe condition and working properly, and that is free of cross connections and siphonage between fixtures.
- N-3 🤨NUISANCES - Nuisance Observations:
Compliant - All mechanical equipment, excluding vents, except equipment that conforms with all applicable laws in effect at the time of installation and that has been maintained in good and safe condition, or that may not have conformed with all applicable laws in effect at the time of installation but is currently in good and safe condition.
- N-4 🤨NUISANCES - Nuisance Observations:
Compliant - There is no faulty weather protection present, which may include:
- Deteriorated, crumbling or loose plaster
- Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations, or floors, including broken windows or doors
- Defective or lack of weather protection for exterior wall coverings, including lack of paint, or weathering due to lack of paint or other approved protective covering
- (4) broken, rotted, split, or buckled exterior wall coverings or roof coverings
- N-5 🤨NUISANCES - Nuisance Observations:
Compliant - Any building or portion thereof, device, apparatus, equipment, combustible waste, or vegetation that, in the opinion of the city building inspector or third-party inspector, is in such a condition as to cause a fire or explosion or provide a ready fuel to augment the spread and intensity of fire or explosion arising from any
cause.
- N-6 🤨NUISANCES - Nuisance Observations:
Compliant - All materials of construction, except those that are specifically allowed or approved by this code, and that have been adequately maintained in good and safe condition.
- N-7 🤨NUISANCES - Nuisance Observations:
Compliant - There is no accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rodent harborages, stagnant water, combustible materials, or similar materials or conditions that constitute fire, health, or safety hazards.
- N-8 🤨NUISANCES - Nuisance Observations:
Compliant - Any building or portion thereof that is determined to be an unsafe building due to inadequate maintenance, in accordance with the latest edition of the California Building Code.
- N-9 🤨NUISANCES - Nuisance Observations:
Compliant - All buildings or portions thereof not provided with adequate exit facilities as required by this code, except those buildings or portions thereof whose exit facilities conformed with all applicable laws at the time of their construction and that have been adequately maintained and increased in relation to any increase in occupant load, alteration or addition, or any change in occupancy. When an unsafe condition exists through lack of, or improper location of, exits, additional exits may be required to be installed.
- N-10 🤨NUISANCES - Nuisance Observations:
Compliant - All buildings or portions thereof occupied for living, sleeping, cooking, or dining purposes that were not designed or intended to be used for those occupancies.
- N-11 🤨NUISANCES - Nuisance Observations:
Compliant - Possible inadequate structural resistance to horizontal forces.
Not Compliants
- FS-2 🔥 FIRE SAFETY - Carbon Monoxide:
Carbon monoxide (CO) alarm(s) were not installed in the required locations at the time of inspection. Installation is recommended for improved life-safety. Carbon monoxide alarms should be installed outside of each sleeping area, in the immediate vicinity of bedrooms, and on each level of the dwelling, including basements.
Move carbon monoxide alarm from kitchen to living room, outside the sleeping areas.
- EE-3 🪟EMERGENCY EGRESS - Emergency Egress Observations:
Not Compliant - The window must have a minimum clear opening width of 20 inches and a clear
opening height of 24 inches.
- EE-4 🪟EMERGENCY EGRESS - Emergency Egress Observations:
Not Compliant - The window must provide a minimum net clear opening of 5.7 square feet (or 5 square feet for ground-floor windows.
The only bedroom window also has a permanently installed air conditioner in the frame. Replacement of the window is required. The window opening appears to be 3 x 4 feet, which would suffice if a casement window were installed.
- IS-13 😷INADEQUATE SANITATION - Sanitation Observations:
Not Compliant - Adequate heating.
A permanently installed heating system is required. This will likely necessitate building permits and inspection from your local building department
- N-12 🤨NUISANCES - Nuisance Observations:
PENDING - Not Compliant - All Buildings or portions thereof that are not provided with the fire-resistive construction or fire-extinguishing systems or equipment required by this code, except those building or portions thereof that conformed with all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy.
Confirmation from the local building department is needed to determine the requirement for extending the fire separation between dwellings into the attic area.
- N-13 🤨NUISANCES - Nuisance Observations:
Not Compliant - All wiring, except that which conforms with all applicable laws in effect at the time of installation, if it is currently in good and safe condition and working properly.
Wiring throughout the inside of the panel is installed correctly. However, the electrical panel is located inside a clothing closet. Relocation is necessary.
Uncovered electrical junction boxes were observed in the attic area. The cover plates were observed adjacent the boxes. Proper installation is needed. No other electrical concerns were visible at time of the inspection.
The Full Report
Inspection Details
Inspector
Your Inspector: Tony Escamilla, Tony Gosorn
Parties Present
Parties Present: Homeowner present.
Occupied?
Occupied?: Yes.
Building Faces
Building Faces: West
Building Type
Building Type: Single Family Residence, ADU (Accessory Dwelling Unit)
Stories
Stories: One
Space Below Grade
Space Below Grade: Crawl space, Concrete slab floor/foundation. No crawlspace.
Utilities Status
Utilities Status: All the utilities were on
🔥 FIRE SAFETY
Smoke Alarms
Smoke alarms were installed in appropriate locations in the dwelling at the time of inspection.
Carbon Monoxide
Carbon monoxide (CO) alarm(s) were not installed in the required locations at the time of inspection. Installation is recommended for improved life-safety. Carbon monoxide alarms should be installed outside of each sleeping area, in the immediate vicinity of bedrooms, and on each level of the dwelling, including basements.
Move carbon monoxide alarm from kitchen to living room, outside the sleeping areas.
🪟EMERGENCY EGRESS
Emergency Egress Observations
Compliant - There are no obstructions (such as bars, grilles, or security devices) that could impede escape or rescue in an emergency.
Compliant - Emergency Egress windows are provided in every sleeping room.
Not Compliant - The window must have a minimum clear opening width of 20 inches and a clear
opening height of 24 inches.
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Not Compliant - The window must provide a minimum net clear opening of 5.7 square feet (or 5 square feet for ground-floor windows.
The only bedroom window also has a permanently installed air conditioner in the frame. Replacement of the window is required. The window opening appears to be 3 x 4 feet, which would suffice if a casement window were installed.
😷INADEQUATE SANITATION
Sanitation Observations
Compliant - Proper Water closet, lavatory, or bathroom or shower in a dwelling unit.
Compliant - Proper kitchen sink.
Compliant - Hot and cold running water to plumbing fixtures
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Compliant - Proper operation of required ventilation equipment.
Compliant - Habitable room floor areas are not less than 70 square feet, and not less than 7 feet in any horizontal dimension, except kitchens.
Compliant - Required electrical lighting is provided.
Compliant - Habitable rooms have no signs of dampness.
Compliant - Infestation of insects, vermin, or rodents is not present.
Compliant - Visible mold growth is not present, excluding the presence of mold that is minor and found on surfaces that can accumulate moisture as part of their proper functioning and intended use.
Compliant - General dilapidation or improper maintenance of the unit is not present.
Compliant - Connection to the required sewage disposal system.
Compliant - Proper garbage and rubbish storage and removal facilities are present.
Not Compliant - Adequate heating.
A permanently installed heating system is required. This will likely necessitate building permits and inspection from your local building department
🏠STRUCTURAL HAZARDS
Structural Hazards Observations
Compliant - Adequate foundations are provided. May require exposing an area of the foundation to verify.
Unable to confirm a footing for the foundation at time of inspection. The structure in question is surrounded by concrete, with the exception of a small portion at the front of the building. Structures appear original, based on construction methods and lumber age. Aerial photos dating to the 1990's show all structures in the same location and size.
Compliant - Adequate flooring or floor supports are provided.
Compliant - Flooring or floor supports are of sufficient to carry imposed loads with safety.
Compliant - There are no present members of walls, partitions, or other vertical supports that split, lean or buckle due to defective material or deterioration.
Compliant - There are no apparent members of walls, partitions, or other vertical supports that are of insufficient size to carry imposed loads with safety.
Compliant - There are present members of ceilings, roofs, ceiling and roof supports, or other horizontal members with sag, split, or buckle due to defective material or deterioration.
Compliant - There are no apparent members of ceilings, roofs, ceiling and roof supports, or other horizontal members that are of insufficient size to carry imposed loads with safety.
Compliant - There are no present fireplaces or chimneys that list, bulge, or settle due to defective material or deterioration.
Compliant - There are no apparent fireplaces or chimneys that are of insufficient size or strength to carry imposed loads with safety.
🤨NUISANCES
Nuisance Observations
Compliant - All wiring, except that which conforms with all applicable laws in effect at the time of installation, if it is currently in good and safe condition and working properly.
Compliant - All plumbing, except plumbing that conforms with all applicable laws in effect at the time of installation and has been maintained in good condition, or that may not have conformed with all applicable laws in effect at the time of installation but is currently in good and safe condition and working properly, and that is free of cross connections and siphonage between fixtures.
Compliant - All mechanical equipment, excluding vents, except equipment that conforms with all applicable laws in effect at the time of installation and that has been maintained in good and safe condition, or that may not have conformed with all applicable laws in effect at the time of installation but is currently in good and safe condition.
Compliant - There is no faulty weather protection present, which may include:
- Deteriorated, crumbling or loose plaster
- Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations, or floors, including broken windows or doors
- Defective or lack of weather protection for exterior wall coverings, including lack of paint, or weathering due to lack of paint or other approved protective covering
- (4) broken, rotted, split, or buckled exterior wall coverings or roof coverings
Compliant - Any building or portion thereof, device, apparatus, equipment, combustible waste, or vegetation that, in the opinion of the city building inspector or third-party inspector, is in such a condition as to cause a fire or explosion or provide a ready fuel to augment the spread and intensity of fire or explosion arising from any
cause.
Compliant - All materials of construction, except those that are specifically allowed or approved by this code, and that have been adequately maintained in good and safe condition.
Compliant - There is no accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rodent harborages, stagnant water, combustible materials, or similar materials or conditions that constitute fire, health, or safety hazards.
Compliant - Any building or portion thereof that is determined to be an unsafe building due to inadequate maintenance, in accordance with the latest edition of the California Building Code.
Compliant - All buildings or portions thereof not provided with adequate exit facilities as required by this code, except those buildings or portions thereof whose exit facilities conformed with all applicable laws at the time of their construction and that have been adequately maintained and increased in relation to any increase in occupant load, alteration or addition, or any change in occupancy. When an unsafe condition exists through lack of, or improper location of, exits, additional exits may be required to be installed.
Compliant - All buildings or portions thereof occupied for living, sleeping, cooking, or dining purposes that were not designed or intended to be used for those occupancies.
Compliant - Possible inadequate structural resistance to horizontal forces.
PENDING - Not Compliant - All Buildings or portions thereof that are not provided with the fire-resistive construction or fire-extinguishing systems or equipment required by this code, except those building or portions thereof that conformed with all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy.
Confirmation from the local building department is needed to determine the requirement for extending the fire separation between dwellings into the attic area.
Not Compliant - All wiring, except that which conforms with all applicable laws in effect at the time of installation, if it is currently in good and safe condition and working properly.
Wiring throughout the inside of the panel is installed correctly. However, the electrical panel is located inside a clothing closet. Relocation is necessary.
Uncovered electrical junction boxes were observed in the attic area. The cover plates were observed adjacent the boxes. Proper installation is needed. No other electrical concerns were visible at time of the inspection.
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Signed Contracts
Villa Property Inspections LLC
(800) 465-0153
https://inspectaproperty.com/
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