Risk Legend
Good condition, within useful life
Monitor, approaching end of life
Action needed, at/past end of life
Plumbing & Water
GOOD
Dual Navien tankless heaters well within life. Whole-house filtration and anti-scale treatment active. Water softener present, age not verified.
900
Roofing
GOOD
Clay barrel tile in good aerial condition. 50-75yr life. Underlayment not visible from inspection; recommend verification.
700
HVAC & Climate
ACTION NEEDED
Two older condensers at/past end of life, possible R-22. Newer Innovair OK. Gas fireplaces functional.
512
Electrical
MONITOR
Panels adequate. Exterior sub-panel vegetation encroachment (code concern). Smart meter & EV charging OK.
510
Network & Tech
MONITOR
Enterprise Ubiquiti/Pakedge backbone. AV rack components aging. Plan rolling tech refresh 3-5 yrs.
520
Solar
GOOD
SunPower array excellent condition. 25-30yr expected life. ~60% household electricity offset.
700
Foundation / Structural
GOOD
Custom construction. $500K+ hand-laid stone. No visible cracking or settlement in any photos.
500
Appliances
GOOD
Lacanche range is premium asset (2023). Stainless appliances mid-life. Outdoor fridge monitor.
410
HVAC Condensers #1 & #2
Two outdoor AC condensers show significant weathering, fin corrosion, and debris accumulation consistent with units at or beyond their 15-20 year useful life. Likely pre-date the 2010 R-22 refrigerant phaseout. Replacement parts and refrigerant increasingly scarce. Replacement with modern R-410A/R-454B high-SEER units strongly recommended.
Budget: $16,000 - $30,000 total for both replacements
Exterior Sub-Panel Vegetation Encroachment
Electrical sub-panel on the southeast exterior has vegetation growing into the enclosure. NEC requires 36 inches of clear working space. Low-cost fix but should be addressed promptly to meet code.
Budget: $200 - $500 (vegetation clearing + inspection)
AV Equipment & Network Infrastructure
AV equipment rack contains multiple components approaching the typical 7-10 year technology refresh cycle, including amplifiers, receivers, and HEOS units. Pakedge managed network switch (acquired by Snap One) should be checked for continued firmware support. All functional but plan for rolling upgrades over the next 3-5 years.
Budget: $5,000 - $12,000 for incremental upgrades
Outdoor Refrigerator
Outdoor-rated refrigerator built into stone counter is exposed to direct sun, which accelerates wear. Typical outdoor refrigerator lifespan is 8-12 years. Monitor for cooling efficiency decline.
Budget: $1,500 - $3,000 if replacement needed
Capital Expenditure Planning
Immediate (Red Items)
$16,000 - $30,000
5-Year Planning (Including Yellow)
$22,000 - $45,000
How These Numbers Are Calculated
Immediate (Red Items): Sum of replacement cost ranges for all items rated Red (at or past end of useful life). Costs reflect current San Diego market pricing for equivalent or upgraded replacement equipment, including standard installation labor, permits, haul-away, and refrigerant (where applicable). The low end assumes like-for-like replacement; the high end assumes a modest efficiency upgrade.
5-Year Planning: Immediate items plus the replacement cost ranges of all Yellow-rated items that are expected to reach end of life within approximately five years, plus a small planning contingency for incidental code upgrades and inflation. Items rated Green are excluded because they are within their normal useful life window.
What is not included: Elective upgrades, cosmetic remodeling, discretionary luxury upgrades, unforeseen latent defects discovered during work, or items not visible during the inspection (e.g., underlayment condition beneath the tile roof). Actual bids may vary based on scope changes, access complications, and market conditions at the time of work.
| Equipment | Make / Model | Status | Est. Remaining Life | Replacement Cost |
| Tankless Water Heaters (x2) | Navien NPE-240A | | 10-15 years | $2,500-4,000 each |
| Solar Array | SunPower (~24-30 panels) | | 15-20+ years | $30,000-50,000 |
| Clay Barrel Tile Roof | S-tile, Tuscan profile | | 30-50+ years | $80,000-120,000 |
| HVAC Condensers (x2 older) | Unknown (weathered) | | 0 - past EOL | $16,000-30,000 |
| HVAC Condenser (newer) | Innovair | | 10-15 years | $8,000-12,000 |
| Lacanche French Range | Lacanche (2023) | | 25+ years | $10,000-18,000 |
| AV & Network Infrastructure | Ubiquiti / Pakedge / HEOS | | 3-5 years (tech refresh) | $5,000-12,000 |
| Pool Equipment | Pentair VS pump + filter | | 5-8 years | $3,000-5,000 |
Plumbing & Water Systems
✓
GOOD
Overall strong system. Dual Navien tankless heaters are well within useful life. Whole-house filtration and anti-scale treatment show proactive water quality management. Water softener age uncertain; recommend verification. Faucets and toilets were operationally tested throughout (flow, drainage, flush).
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Tankless water heater #1 | Navien NPE-240A (NG) | Photos 11, 13 | 15-20 yrs | | 199,900 BTU condensing. Energy Star. Cert #10900018. Barcode 7414C1421271087 on rating plate. |
| Tankless water heater #2 | Navien (same model line) | Photos 18, 20, 33 | 15-20 yrs | | Second unit. White casing, digital display consistent with NPE-240A. |
| Whole-house filter tank | Enpress LLC Model 1354 | Photo 15 | 10 yrs / 2.5M gal | | 13x54 in. composite pressure vessel. Serial: 112719. Made in USA. |
| Anti-scale treatment | Flow-Tech Home | Photo 28 | 15+ yrs | | Electromagnetic descaler in weatherproof enclosure. Green LED active. |
| Water softener | Unidentified (tank + brine) | Photo 73 | 10-15 yrs | | Present and operational. Age/model not verified from inspection; recommend confirming with owner. |
| Pool pump & filter | Pentair (VS pump + filter) | Photos 61, 76 | 8-12 yrs pump | | Variable speed pump. Sand/DE filter with multi-port valve. |
| Backflow preventer | Double-check valve assy | Photo 90 | 20+ yrs | | Street-side. Red shut-off handles visible. |
| Kitchen sinks & faucets (TESTED) | Farmhouse, bronze faucets | Photo 3 | 20+ yrs | | Flow and drainage operationally tested. Undermount in Taj Mahal quartzite. |
| Bath fixtures & toilets (TESTED) | Vanities, toilets, bidet | Photos 27,29,38,42,51,56,69,71,72,77,78 | 15-20 yrs | | All toilets flushed and faucets flow-tested. Stone vanities, bidet in master. |
HVAC & Climate Control
!
ACTION NEEDED
Two older outdoor condensers show significant weathering and are at or past end of life. Possible R-22 refrigerant (discontinued). Newer Innovair and Trane handler acceptable. Gas fireplaces functional. Immediate replacement planning recommended.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| AC condenser #1 (older) | Unknown (heavily weathered) | Photo 86 | At/past EOL | | Significant fin corrosion. Likely 15+ yrs. May use R-22 (discontinued). Replace priority. |
| AC condenser #2 (older) | Unknown (heavily weathered) | Photos 87, 91 | At/past EOL | | Same vintage. Debris on top. Verify refrigerant before failure. |
| HVAC condenser (newer) | Innovair | Photos 59, 75 | 15-20 yrs | | Rating plate visible. Higher SEER. Likely R-410A. |
| HVAC handler/furnace | Trane (per panel labels) | Photos 39, 62 | 15-20 yrs | | Rating plate partially legible. UL listed. |
| Thermostat | Honeywell programmable | Photo 19 | 10-15 yrs | | One of 4 zone controllers. Functional. |
| Gas fireplace (elec. pilot) | Lennox (rating plate) | Photo 82 | 15-25 yrs | | NSF cert visible. One of 3 electronic pilot units. |
| Gas fireplaces (manual) | Unknown (stone/brick) | Photos 57, 58, 87 | 15-25 yrs | | Key-and-lighter ignition. Multiple locations. |
| Fire bowls (pool, x2) | Custom gas-fed | Drone photo | 15-20 yrs | | Gas connections in water-adjacent location; inspect annually. |
Electrical Systems
~
MONITOR
Main and secondary panels adequate. Exterior sub-panel has vegetation encroachment, a code concern requiring clearance. EV charging and smart metering in place. Overall sound infrastructure with one maintenance item.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Main breaker panel | Residential 200A+ | Photos 55, 62 | 25-40 yrs | | Garage location. Full circuit directory. Trane labels. |
| Sub-panel #2 (upper) | Residential sub-panel | Photo 65 | 25-40 yrs | | Behind theater door. Upper level circuits. |
| Sub-panel #3 (ext. SE) | Residential sub-panel | Photos 70, 84 | 25-40 yrs | | Vegetation encroachment - NEC 36-in clearance violation. Clear immediately. |
| Electric meter | SDGE digital smart meter | Photo 16 | Utility-owned | | Standard SDGE metering. |
| Solar array | SunPower (roof-mount) | Photos 6, 7 | 25-30 yrs | | Large coverage on main roof. (Detail in Solar section.) |
| Tesla EV charger | Tesla Wall Connector | Listing records | 10-15 yrs | | North garage rear wall. 240V dedicated circuit. |
Roofing Assessment
✓
GOOD
Clay barrel tile roof in good condition from aerial observation. Expected 50-75 year lifespan. Three stone-clad chimneys intact. Underlayment age (potentially original 2004) is the primary monitoring concern.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Primary roof covering | Clay barrel tile, Tuscan S-profile | Photos 6, 7, 12, 53 | 50-75 yrs | | Consistent color, no visible broken/missing tiles from drone. |
| Roof substrate/structure | Wood deck (assumed under tile) | Aerial context | 50+ yrs (structural) | | Standard for 2004 custom construction. |
| Chimneys (x3 visible) | Stone-clad with clay caps | Photos 6, 7 | 50+ yrs | | Stone cladding matches exterior. |
| Ridge caps | Clay tile ridge caps | Photos 6, 7 | 50-75 yrs | | Mortar joints not inspectable from aerial distance. |
| Underlayment | Likely 30-yr felt (original 2004) | Not visible | Not inspectable | | Not visible beneath tile; condition could not be assessed. Recommend professional under-tile inspection. |
| Flat roof sections | Possible membrane between levels | Photo 7 | 15-25 yrs | | May have hidden flat sections behind parapets. |
| Flashing (general) | Not inspectable from aerial | N/A | Unknown | | Recommend close inspection at penetrations. |
Solar Energy System
✓
GOOD
SunPower rooftop array in excellent condition from aerial photos. Panels appear clean and uniformly colored. Hilltop location provides optimal exposure with minimal shading. System reportedly offsets ~60% of household electricity.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Solar panel array | SunPower, large rooftop | Photos 6, 7 | 25-30 yrs | | Panels cover major south/west roof. Clean and uniform. |
| Panel count (est.) | ~24-30 panels visible | Photos 6, 7 | N/A | | Estimated from aerial grid pattern. |
| Mounting system | Roof-mount racking (flush) | Photos 6, 7 | 25-30 yrs | | Low-profile flush mount. Check tile penetration flashing. |
| Inverter/monitoring | SunPower (mySunPower app) | Listing records | 10-15 yrs (inverter) | | Monitoring active. Inverter may need replacement before panels. |
| Panel orientation | South/southwest facing | Photos 6, 7 | N/A | | San Diego optimal azimuth. Well-oriented. |
| Shading analysis | Minimal shading observed | Photos 6, 7 | N/A | | Hilltop. No tall trees. Minor chimney PM shadow. |
| Conduit/wiring | Not visible from aerial | N/A | 20+ yrs | | Not inspectable from photos. |
Foundation & Structural
✓
GOOD
Custom construction on premium Santaluz lot. Hand-laid natural stone exterior ($500K+ value). No visible cracking, settlement, or structural concerns in any of the 92 photographs.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Foundation (slab-on-grade) | Concrete slab (assumed) | Not directly visible | 75-100+ yrs | | No visible cracking or settlement. |
| Exterior stone cladding | Hand-laid natural stone ($500K+) | Photos 12, 53 | 75-100+ yrs | | Premium material. Well-maintained. |
| Exposed beam ceilings | Douglas Fir with iron accents | Photos 40, 43, 58 | 75-100+ yrs | | No visible sagging or distress. |
| Arched stone windows | Custom stone arches, French doors | Photos 41, 58 | 75-100+ yrs | | Structural arches intact. |
| Retaining walls / grade | Stone retaining, hilltop lot | Photos 12, 53 | 50+ yrs | | Appropriate for 0.63-acre hillside lot. |
Technology, AV & Security
~
MONITOR
Enterprise-grade Ubiquiti UniFi Wi-Fi (8 APs) and Pakedge managed switching provide strong backbone. AV rack components approaching refresh age. Security active. Plan rolling upgrades 3-5 years.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| Wi-Fi access point | Ubiquiti UniFi | Photo 5 | 5-8 yrs | | Enterprise ceiling mount. 8 APs per listing. |
| Network switch | Pakedge (blue managed) | Photo 23 | 7-10 yrs | | Snap One acquired Pakedge; check firmware support. |
| Wiring panel #1 | Wall-mounted distribution | Photo 25 | 20+ yrs (passive) | | Cat6, coax, network equipment. |
| Wiring panel #2 | Rack-mounted | Photo 37 | 20+ yrs (passive) | | Orange cabling, black rack gear. |
| AV equipment rack | Multi-component stack | Photo 48 | 10-15 yrs/each | | 5+ components. Rolling refresh needed. |
| Security panel | Access control | Photo 10 | 5-10 yrs | | White keypad, 1-800 number visible. |
| Central vacuum | Honeywell | Photos 9, 34 | 15-20 yrs | | Photo 9: manual. Photo 34: canister in garage. |
Major Appliances
✓
GOOD
Operationally tested: Lacanche range and Bosch dishwasher. All other appliances were visually observed only and assessed based on make, model, and apparent condition. Standout: Lacanche French range (2023), a $10,000-18,000 commercial-grade appliance. Refer to the final page for the full testing methodology and disclaimer.
| Equipment | Make / Model | Photo Ref | Est. Life | Risk | Notes |
| French range (TESTED) | Lacanche (gas+electric) | Photo 4 | 30+ yrs | | Burners and oven operationally tested. Blue-gray with brass. Brick backsplash. Installed 2023. |
| Dishwasher (TESTED) | Bosch (stainless) | Photo 31 | 10-13 yrs | | Run cycle tested. Panel-ready, under-counter. |
| Refrigerator (kitchen) | Stainless French-door | Photos 2, 52 | 15-20 yrs | | Visual observation only. Full-height, built-in style. |
| Washer/dryer (stacked) | LG or Samsung (silver) | Photos 8, 57, 60 | 10-13 yrs | | Visual observation only. Front-load behind louvered doors. |
| Outdoor refrigerator | Stainless (outdoor-rated) | Photo 74 | 8-12 yrs | | Visual observation only. Direct sun exposure accelerates wear. |
The showpiece of the home. Premium Lacanche French range (2023), Taj Mahal quartzite countertops, custom alder cabinetry with crown moulding, dual farmhouse sinks with bronze fixtures.
Lacanche French Range
Premium 2023 install, 30+ year life
Taj Mahal Quartzite
Natural stone, virtually indestructible
Custom Alder Cabinetry
Solid wood with crown moulding
Bosch Dishwasher
Panel-ready, mid-life, reliable
| Fixture / Equipment | Details | Photo Reference |
|---|
| Lacanche French range | Gas+electric, brass detail, blue-gray | Photo 4 |
| French-door refrigerator | Full-height stainless, built-in | Photo 2 |
| Bosch dishwasher | Stainless, panel-ready | Photo 31 |
| Farmhouse sinks (x2) | Bronze faucets, quartzite surround | Photo 3 |
| Alder wood cabinetry | Custom with crown moulding | Photos 2, 3, 4 |
| Taj Mahal quartzite | Island and perimeter counters | Photos 2, 3 |
| Recessed/pendant lighting | Multiple fixtures | Photos 2, 3, 4 |
Dedicated service area with additional refrigeration and smart home control hub.
Built-in Refrigerator
Extends kitchen cold storage
House iPad Control
Central smart home hub
| Fixture / Equipment | Details | Photo Reference |
|---|
| Built-in refrigerator | Dedicated pantry unit | Listing records |
| House iPad (wall mount) | Central control hub | Listing |
| Alder cabinetry/shelving | Storage and display | Photo 17 |
Dramatic great room with Douglas Fir exposed beams, gas fireplace, arched stone windows, French doors to loggia with panoramic ocean views.
Douglas Fir Beam Ceiling
Structural beams, iron accents
Gas Fireplace
Electronic ignition, stone mantle
Arched Stone Windows
Custom stonework, French doors
Brazilian Hardwood Floor
Premium hardwood + travertine
| Fixture / Equipment | Details | Photo Reference |
|---|
| Gas fireplace (electronic) | Stone mantle, wide firebox | Photos 57, 58 |
| Exposed beam ceiling | Douglas Fir with iron accents | Photos 40, 43, 58 |
| Arched stone windows | French doors to loggia | Photos 41, 58 |
| Iron wall sconces | Wrought iron, multiple | Photos 43, 46 |
| Travertine/hardwood floor | Polished stone + Brazilian hardwood | Photos 35, 40, 43 |
Expansive master with built-in entertainment center, gas fireplace, motorized drapes, and direct spa access. Furniture and freestanding electronics are excluded.
Built-in Entertainment Center
Alder wood, dark finish, custom millwork
Gas Fireplace
Electronic ignition, integrated
Motorized Drapes
Automated, may need calibration
| Fixture / Equipment | Details | Photo Reference |
|---|
| Built-in entertainment center | Alder wood millwork, dark finish | Photo 60 |
| Gas fireplace (electronic) | Integrated in suite | Listing records |
| Automated drapes | Motorized, remote-controlled | Listing records |
Resort-level spa with soaking tub, multi-head glass shower, European bidet, dual vanity, and its own gas fireplace.
Soaking Tub
Oval, dark stone surround, freestanding faucet
Glass Shower Enclosure
Frameless, multiple heads
European Bidet
Floor-mounted, marble floor
In-Bathroom Fireplace
Rare luxury, key-and-lighter
| Fixture / Equipment | Details | Photo Reference |
|---|
| Soaking tub | Large oval, stone surround | Photos 42, 69 |
| Glass-enclosed shower | Frameless, multi-head | Photo 36 |
| Bidet | European floor-mounted | Photo 72 |
| Toilet | Standard, marble surround | Photo 72 |
| Dual vanity | Dark wood, stone countertop | Photo 69 |
| Gas fireplace (spa) | In-bathroom, key-and-lighter | Listing records |
Dedicated theater with JVC projection, AV rack, motorized blackout drapes, and wood-paneled walls.
JVC Projector + Screen
Large-format projection
AV Equipment Rack
Components approaching refresh
Motorized Blackout Drapes
Automated, wall remote
| Fixture / Equipment | Details | Photo Reference |
|---|
| JVC projector + screen | Large-format projection | Photo 85 |
| AV equipment rack | Amps, receivers, HEOS | Photo 48 |
| Automated blackout drapes | Motorized, wall remote | Listing records |
| Wood paneling | Dark finish, ceiling fan | Photo 85 |
| Electrical sub-panel | Upper level circuits | Photo 65 |
Entertainment hub with affixed gas fireplace, built-in bar counter, and wrought iron lighting. Freestanding game tables and televisions are not included in this inventory.
Gas Fireplace
Electronic, brick surround, iron
Bar Countertop
Stone counter with seating
Iron Light Fixtures
Wrought iron, ceiling-mounted
| Fixture / Equipment | Details | Photo Reference |
|---|
| Gas fireplace (electronic) | Brick surround, iron hardware | Photos 63, 66 |
| Bar countertop (built-in) | Stone counter with cabinetry | Photo 66 |
| Wrought iron light fixtures | Ceiling-mounted | Photo 66 |
Six-plus bathrooms with stone vanities, premium tile, frameless glass showers, vessel sinks, and mosaic accents.
Stone Vanities
Dark wood, stone counters, undermount
Frameless Glass Showers
Various tile treatments
Vessel Sink
Rectangular, marble, mosaic accent
| Fixture / Equipment | Details | Photo Reference |
|---|
| Vanity w/ multi-light fixture | Dark wood, stone counter | Photos 38, 78 |
| Vanity w/ vessel sink | Rectangular, marble, mosaic | Photo 38 |
| Powder room sink | Small vanity, stainless bowl | Photo 56 |
| Bathtub | Soaking, marble surround | Photo 27 |
| Glass showers (x3) | Frameless, various stone | Photos 36, 77, 80 |
| Toilets (multiple) | Standard, tile surrounds | Photos 51, 54, 72 |
Four ensuite bedrooms including creative bunk room, ocean-view rooms, and arched doorway entries.
Custom Bunk System
Built-in bunks with stairs
Ocean View Windows
Pacific views from multiple rooms
Arched Doorways
Tuscan architectural style
| Fixture / Equipment | Details | Photo Reference |
|---|
| Bunk bed room | Custom system with stairs | Photo 46 |
| Guest bedroom | Arched doorway, travertine | Photo 30 |
| Guest bedroom #2 | Ocean view windows | Photo 49 |
Custom closet buildout with granite-topped island, LED lighting, and full shelving system.
Granite Island/Counter
Dark wood, LED lit
Custom Shelving System
Full buildout, well-maintained
| Fixture / Equipment | Details | Photo Reference |
|---|
| Built-in island/counter | Granite top, LED lighting | Photo 64 |
| Custom shelving system | Full closet buildout | Photo 64 |
Concealed laundry with stacked front-load washer/dryer behind louvered doors.
Stacked Washer/Dryer
Silver front-load, mid-life
| Fixture / Equipment | Details | Photo Reference |
|---|
| Stacked washer/dryer | Silver, behind louvered doors | Photos 8, 57, 60 |
Utility hub: water heaters, filtration, softener, main panel, central vacuum, Tesla EV charger.
Navien Water Heaters
NPE-240A, Energy Star, within life
Main Breaker Panel
200A+, full circuit directory
Tesla EV Charger
Wall-mounted, 240V
Water Softener
Age unknown, verify condition
| Fixture / Equipment | Details | Photo Reference |
|---|
| Navien NPE-240A water heater | Tankless, digital, Energy Star | Photos 11, 13 |
| Enpress 1354 filter tank | 13x54 composite vessel | Photo 15 |
| Water softener | Tank + digital head | Photo 73 |
| Honeywell central vacuum | Motor canister, red branding | Photo 34 |
| Main breaker panel | 200A+ with directory | Photos 55, 62 |
| SDGE electric meter | Digital smart meter | Photo 16 |
| Tesla EV charger | Wall-mounted | Listing records |
Pentair variable-speed pump and filtration. Water meter accessible but root-obscured.
Pentair VS Pump
Variable speed, efficient
Pentair Filter
Sand/DE, multi-port valve
Water Meter
Root encroachment
| Fixture / Equipment | Details | Photo Reference |
|---|
| Pentair pool pump | Variable speed, PVC plumbing | Photo 61 |
| Pentair filter | Sand/DE, multi-port valve | Photo 76 |
| Water meter | Ground-level, root-obscured | Photo 89 |
Stone-built outdoor cooking area with built-in BBQ, outdoor fridge, and covered dining patio.
Built-in Gas BBQ
Stainless, stone, covered
Outdoor Refrigerator
Sun exposure, monitor cooling
Covered Dining Patio
Stone columns, seating
| Fixture / Equipment | Details | Photo Reference |
|---|
| Built-in gas BBQ | Stainless, stone counter | Photo 74 |
| Outdoor refrigerator | Stainless under-counter | Photo 74 |
| Covered dining patio | Stone columns, seating | Photo 83 |
Solar, roofing, HVAC condensers (mixed), landscape lighting, security, and premium stone cladding. Two older HVAC condensers are the property's primary concern.
SunPower Solar Array
~24-30 panels, excellent condition
Clay Barrel Tile Roof
Tuscan S-tile, 50-75yr life
Older HVAC Condensers (x2)
At/past EOL, possible R-22
Newer HVAC Condenser
Innovair, rating plate visible
Exterior Sub-Panel
Vegetation code concern
Stone Cladding ($500K+)
Hand-laid, excellent condition
SMRTscape Landscape Lighting
Hundreds of fixtures
| Fixture / Equipment | Details | Photo Reference |
|---|
| SunPower solar array | ~24-30 roof-mount panels | Photos 6, 7 |
| Clay barrel tile roof | Tuscan S-tile, 3 chimneys | Photos 6, 7, 12, 53 |
| HVAC condensers (x2 older) | Weathered, fin corrosion | Photos 86, 87, 91 |
| HVAC condenser (newer) | Innovair, rating plate | Photos 59, 75 |
| Exterior sub-panel | Green enclosure in vegetation | Photo 84 |
| Backflow preventer | Double-check valve | Photo 90 |
| Flow-Tech treatment | Electromagnetic, weatherproof | Photo 28 |
| Courtyard fountain | Stone basin, custom | Context photos |
| Landscape lighting | SMRTscape, hundreds | Photos 6, 7, 53 |
| Exterior stone cladding | $500K+ hand-laid | Photos 12, 53 |
| Security cameras (x6) | Various exterior positions | Listing records |
Sources & Methodology
Inspector of Record
Justin Vincent — CPI-Certified Inspector, California CSLB Licensed MEP Professional.
InterNACHI Certified Professional Inspector — ID NACHI26021024 (verify at nachi.org/verify).
Performed on-site walkthrough and condition assessment on behalf of Homewerx Plumbing, CA Licensed Contractor #1138182 (C-36). All risk ratings and observations in this report derive from Mr. Vincent's direct on-site inspection combined with the photographic appendix and supporting research.
Testing Methodology & Scope Disclaimer
The following items were operationally tested during the inspection:
- Faucets — flow, hot/cold function, and visible drainage at each accessible fixture.
- Toilets — flush cycle, refill, and visible leak check at each accessible fixture.
- Lacanche range — gas burner ignition and oven heat cycle.
- Bosch dishwasher — run cycle initiated and drainage confirmed.
All other appliances and equipment — including but not limited to the kitchen refrigerator, outdoor refrigerator, washer/dryer, HVAC condensers, furnaces, water heaters, water softener, filtration, pool equipment, solar inverter, AV components, and security systems — were visually observed only. Their condition ratings reflect visible condition, make/model research, and typical useful-life assumptions; they do not represent the results of functional testing. Buyers or owners seeking functional verification of these items should commission specialty inspections by the appropriate licensed trade.
Recorded Serial Numbers & Identifiers
The following equipment identifiers were legible and recorded during the inspection. Equipment not listed below had no accessible or legible serial/model plate at the time of inspection; owner records should be consulted for full identification.
| Equipment | Make / Model | Serial / Identifier |
|---|
| Tankless Water Heater #1 | Navien NPE-240A | Cert #10900018 / Barcode 7414C1421271087 |
| Whole-House Filter Tank | Enpress LLC Model 1354 | Serial 112719 |
References
- ClosePro Property Risk Report photo appendix (92 photographs), March 28, 2026, by Homewerx Plumbing, Licensed CA Contractor #1138182 (C-36).
- Compass MLS listing #250024097 for 8076 Entrada De Luz East, San Diego, CA 92127.
- Redfin property listing (redfin.com/CA/San-Diego/8076-Entrada-de-Luz-E-92127).
- Zillow property records and photos.
- San Diego County Assessor public records.
- Manufacturer research: Navien, Enpress LLC, Flow-Tech Home, Innovair, Lennox, Ubiquiti, Pakedge/Snap One, SunPower, Pentair, Trane, Honeywell, Bosch, Lacanche.
- Industry lifespan data: NAHB/BOMA standards, adjusted for San Diego hard water (16-22 gpg) and UV/coastal exposure.
Risk indicators (Green/Yellow/Red) are assigned based on equipment age vs. manufacturer-specified useful life, visible condition, San Diego environmental adjustment factors, and system criticality weighting. Equipment where age could not be determined is conservatively rated.
This report is for informational purposes only. No warranty, express or implied, is provided for any equipment, fixture, or system described herein.