315 Forbes Avenue

Home inspection items on both the main panel and sub-panel: both were manufactured by Federal Pacific Electric (FPE) with STABLOK breakers, which the inspector explicitly states they "cannot endorse." The main panel is also undersized by current standards.

FPE Stab-Lok panels, common in homes of this era, have a well-documented history of breakers failing to trip under overcurrent conditions — a genuine fire safety concern, not a cosmetic or code-technicality issue.

Full panel replacement (both main and sub) by a licensed electrician, sized to current household needs. This is not a "monitor and see" item.

$8,000–$15,000 for both panels depending on service size and permitting. Many insurers also flag FPE panels directly, so get quotes before removing contingencies.

The City's Report of Residential Building Record (issued March 18, 2026) identifies: (1) an expired sewer lateral permit (P0710-043, never finaled), (2) unpermitted recessed lighting in the bedroom(s), and (3) a rear yard fence over 7 feet tall without required approval. All three are independently confirmed in the seller's TDS and the agent's AVID.

Long-held family property (owned since the 1990s trust, never previously sold on the open market) with deferred permit housekeeping — not evidence of concealment, since the seller disclosed all three directly.

Obtain retroactive permits and pass inspection for the sewer lateral finalization and the recessed lighting; either get Planning/Building approval for the fence height or cut it down to 7 feet. The City's report gives 15 days from issuance (i.e., by roughly April 2, 2026) before a formal Notice and Order follows.

$500–$1,500 for the sewer permit finalization, $500–$1,500 for the lighting permit, $500–$2,000 for the fence (whichever route is taken).

Termite/WDO report Section I: surface fungus and dry rot at the subfloor and joists, dry rot at the porch rail cap and support posts, garage door trim/jamb, deck decking, and exterior trim, fascia, and siding — nine separate line items, each individually priced.

Cut out and replace all damaged wood, treat affected areas, and reinspect. The deck decking repair is flagged as needing an outside contractor ("Other Trade") rather than being priced by the pest company directly.

$7,185 Section I total per the pest report's own itemized cost breakdown, not including the deck repair (get a separate contractor quote for that).

Home inspection: the raised foundation's pier-and-post supports lack seismic bracing, and strengthening with metal ties or straps is recommended. Small, non-progressive cracks in the perimeter stem walls were also noted, considered normal for the home's age.

Add seismic metal bracing and post-to-pier ties as a preventive upgrade. This is a raised foundation with crawlspace (unlike a slab), so this kind of retrofit is straightforward for a foundation contractor.

$3,000–$8,000 depending on the extent of bracing needed.

A 19-year-old, 40-gallon natural gas water heater, well past typical service life. It's also wrapped in an insulating blanket that may void its warranty, lacks a drip pan, has an incorrectly routed TPR discharge line, and isn't properly bonded.

Budget for proactive replacement rather than waiting for failure, and correct the TPR discharge routing and bonding regardless.

$2,000–$4,000 for a standard replacement with code-compliant installation.

Inspector noted the soil at the front of the property isn't sufficiently sloped to drain runoff away from the home, and prior moisture penetration was observed in the underfloor area at the rear — consistent with the pest report's note of damp substructure soil.

Regrade to slope away from the structure for at least 10 feet, and/or add hardscaping or a drainage system as needed.

$3,000–$8,000 depending on scope.

An open, unsealed junction box at the front exterior; a light switch missing a cover plate in the underfloor area; an open-ground outlet at the rear; non-grounded outlets throughout; no GFCI protection at wet locations; no AFCI protection anywhere.

Have an electrician address these alongside the panel replacement (item 1) for efficiency — much of this work overlaps.

$2,000–$4,000 if bundled with the panel work; more if done as a standalone visit.

No seismic gas shutoff valve at the gas supply system (not required when the home was built), and no shutoff wrench readily available at the gas main.

Install a seismic shutoff valve and place a wrench at the meter — both inexpensive, high-value safety upgrades for an earthquake-prone area.

$500–$1,500.

No repair work needed on either item. Confirm the roof warranty documentation transfers to the buyer, and confirm the sewer lateral permit gets finaled alongside the other City compliance items.