Your questions
The packet contains two written bids, both from Xalos Foundation Support Inc. Their Detail Plan shows floor readings from -0.2 to -4.2 inches, the load-bearing area marked "sagging," and 6 vertical cracks in the perimeter foundation.
Option 1, $14,559: support jacks, carbon fiber, and crack injections. Stabilizes, but its own warranty excludes failure caused by foundation movement or settlement.
Option 2, $55,010: everything above plus 13 steel piers driven to solid soil, with engineering and permits. This is the only option whose warranty covers future settlement in the underpinned area.
The home inspector tagged the foundation cracks as a safety hazard and recommended a structural engineer evaluate and provide a report on course of action and remedy (typical cost $575 to $2,300).
Foundation Reports 1 & 2Inspection 4.1.1, p. 26Roof: the inspector wrote "major roof damage was observed," found ponding and missing flashings, and saw leak staining in the attic. The sellers also disclosed a roof leak repaired in 2024, and the TDS lists shingle age at 10 to 15 years. Budget frame: $1,000 to $5,000 for repairs; roughly $10,800 to $22,700 if the roofer calls for a full re-roof, plus the garage roof, which the inspector called unfinished/improper.
Dry rot: noted at the house siding and the garage eaves. There is no pest/termite report in the packet. A WDO inspection ($105 to $345) is the document that prices dry rot repairs. Siding, trim, and flashing work pending that report: roughly $2,500 to $9,000.
Inspection pp. 9, 16-23SPQ 8A/10ATDS II.AThe sellers disclose the garage and its roof are shared on one side with the neighbor on Spring Street, plus shared fences. No written maintenance agreement appears in the packet, and no preliminary title report is in the packet, so no document on hand shows how costs or repairs are split.
Escrow's preliminary title report will show any recorded agreement or easement. The listing side can be asked in writing whether one exists. A real estate attorney can review whatever surfaces before contingencies expire.
TDS C2SPQ 15D + amendmentThe inspector's recommendation is a structural engineer first (items 4.1.1, 4.3.1); other trade scopes depend on the engineer's findings. After that, either one general contractor walkthrough or targeted bids from a roofer, electrician, and plumber. The full evaluation menu with price ranges is in the cost guide below (roughly $1,800 to $5,700 for all of them).
Inspection 4.1.1Cost guide belowRed flags
Foundation settlement, measured and bid.
Details in your first question above. Inspector: safety hazard, structural engineer recommended. Neither Xalos proposal prints a CSLB license number; verify at cslb.ca.gov (not verified as of this review).
Foundation Reports 1-2Inspection 4.1.1/4.3.1/4.3.2No heating system.
"This home did not have any heating equipment during time of inspection." No furnace, heat pump, or ductwork; the TDS lists none either. Adding heat runs from about $1,600 (single mini-split) to $17,250 (whole-home system). Per the NHD, NOx-emitting gas furnaces and water heaters cannot be sold or installed in the Bay Area starting January 1, 2027; the NHD advises verifying electrical capacity for electric replacements (100A panel, next item).
Inspection p. 29TDS II.ANHD p. 37Ten electrical safety items on a 100A panel.
Incorrectly wired breaker (inspector recommends the electrician check the entire panel), double-tapped breaker, reverse polarity, open ground, missing GFCI protection in required locations, improper attic wiring, missing panel labels, missing cover plates, missing service drop loop, plus repeated wiring concerns at the detached garage. Corrections estimated at $1,600 to $4,600 if the panel is salvageable; a full panel replacement would add roughly $2,100 to $6,900.
Inspection Sec. 7 + 8.6.1, pp. 37-47Roof damage documented.
"Major roof damage was observed." Ponding, flashings absent, gutter system damaged or missing in sections, leak staining in the attic, sagging ceiling drywall from moisture above, and a seller-disclosed 2024 roof leak repair. Garage roofing called unfinished/improper. Roofer evaluation $130 to $415; repair vs re-roof decision follows.
Inspection pp. 16-23, 46, 54SPQ 10AFEMA flood zone AE plus dam inundation.
The parcel is inside a Special Flood Hazard Area (Zone AE) and a mapped dam-inundation area. Lenders generally require flood insurance in Zone AE.
NHD p. 12Mold: the sellers answered Yes, with no explanation in the packet.
SPQ question 10B (mold, mildew, fungus, or spores, past or present) is marked Yes. The amendment addendum explains several other answers but not this one. Separately, the inspector saw possible mold discoloration in the attic and recommended lab analysis ($315 to $920). Request the sellers' specifics in writing; remediation, if a lab confirms anything, runs $525 to $6,900.
SPQ 10BInspection 8.3.2, p. 45Yellow flags
No smoke or CO detectors were present at inspection.
The packet's Statement of Compliance provides that operable smoke alarms will be in place by close of escrow; the copy in this packet version is unsigned and undated. Carbon monoxide devices are not certified anywhere in the packet. Verify both at walkthrough.
Inspection 7.6.1/7.7.1WHSDCrawlspace moisture, no vapor barrier, negative grading.
Water intrusion signs under the floor (safety item), dirt crawlspace with debris, grading sloping toward the house, downspouts missing or draining at the foundation. Water management package: roughly $2,500 to $12,300.
Inspection 2.6.1, 3.2.x, 4.3.2, 8.2.12024 remodel, permit status unknown.
Sellers disclose new flooring, countertops, paint, two bathroom remodels, and plumbing repairs under the house in 2024. No permit information appears in the packet (not verified as of this review); check with the City of Calistoga building department.
SPQ 7A + amendmentAlso disclosed or noted.
- Shared garage, roof, and fences with the Spring Street neighbor (your question above)
- Dry rot at siding and garage eaves, no pest report yet (your question above)
- Multiple cracked windows plus failed seals, $105 to $805 per window
- R-9 attic insulation, insufficient ventilation, bath fan venting into attic, $2,200 to $6,100
- Plumbing corrections and untested fixtures (gas off, house vacant), $850 to $2,700
- "Strong" shaking scenario (M6.7 West Napa) with moderate county liquefaction, for the structural engineer
- Occasional rodent trapping over the years
- Street and weekend hotel noise, per sellers
- Prior tenants, eviction dismissed, vacant now
Green findings
- No HOA or CC&Rs (SPQ 14)
- No lawsuits, liens, or notices of default disclosed (SPQ 15C)
- No deaths in 3 years, no insurance claims in 5 years, per sellers (SPQ 6A/6H)
- City water and public sewer; no well, no septic (TDS)
- Tankless water heater, located outside (Inspection)
- Fire: not in High/Very High severity zone; mapped Moderate, LRA (NHD pp. 15-20)
- Not in an Alquist-Priolo fault zone (NHD p. 21)
- No Mello-Roos or 1915 bonds; current tax $1,055.04 on $91,377 assessed; per the NHD estimate, taxes reset at about 1.082% of purchase price plus $66.10 direct, confirm with the county or a tax professional (NHD pp. 40-47)
- Environmental screens: 6 former leaking-tank sites within ¼ mile, all closed; no Superfund within a mile (NHD pp. 48-53)
- The TDS and SPQ amendments and the listing agent's room-by-room AVID are both in the packet, and the AVID matches the inspection on un-level floors, cracks, and exposed closet wiring
Cost guide
Step 1 · Scope the house: $1,800 to $5,700 total
| Evaluation | Estimate | Why |
|---|---|---|
| Structural engineer, report | $575 to $2,300 | Inspector's recommendation (4.1.1) |
| Electrician, whole-panel evaluation | $300 to $600 | 10 safety items; also determines panel capacity for electric heat |
| Roofer, house + garage | $130 to $415 | Repair vs re-roof decision |
| Pest / WDO inspection | $105 to $345 | Prices the dry rot; not in packet |
| Mold lab analysis | $315 to $920 | Attic discoloration + the SPQ 10B Yes |
| Plumber | $200 to $400 | Drain connection, shower valve, gas shutoff |
| Sewer lateral camera | $210 to $690 | Older home; not in packet |
Step 2 · The repair budget those evaluations refine
| Item | Range | Basis |
|---|---|---|
| Foundation | $14,559 or $55,010 | Actual bids; warranties differ meaningfully |
| Add heating | $1,600 to $17,250 | Mini-split low end; whole-home top end; gas options end 1/1/2027 per NHD p. 37 |
| Electrical corrections | $1,600 to $4,600 | Panel replacement, if needed, adds $2,100 to $6,900 |
| Roof repairs | $1,000 to $5,000 | Full re-roof, if called for: $10,800 to $22,700 + garage |
| Water management (gutters, grading, vapor barrier, drainage) | $2,500 to $12,300 | Protects the foundation work |
| Siding, dry rot, flashing | $2,500 to $9,000 | Pending pest report |
| Detectors + GFCI | $750 to $2,200 | Smoke alarms are the sellers' close-of-escrow item |
| Attic insulation + ventilation | $2,200 to $6,100 | R-9 today per inspection |
| Plumbing corrections | $850 to $2,700 | Section 6 items + gas shutoff |
| Windows | $105 to $805 each | Glass swap vs full replacement |
| Mold remediation, if confirmed | $525 to $6,900 | Spot to extensive |
| Concrete, trees, interior touch-ups | $1,700 to $7,100 | Combined smaller items |
Not in the packet
- No pest/WDO report (prices the dry rot).
- No preliminary title report (would show any shared-garage agreement or easements). Escrow will produce one.
- No permit history for the 2024 remodel.
- No sewer lateral inspection and no MLS data sheet inside the packet.
- The consolidated signature pages are unsigned in this version, including the statutory earthquake risk statement (its questions are blank). Ask for completed, signed versions in escrow.
- Untested at inspection: gas range (gas off), one toilet (supply off), shower (no water at valve).
Next steps
- Structural engineer evaluation (inspector's recommendation; other scopes depend on it).
- Written request to the listing side: SPQ 10B mold explanation, permit status on the 2024 work, any shared-garage agreement.
- Flood insurance quote (Zone AE) from an insurance agent.
- Pest and sewer-lateral inspections; both are absent from the packet.
- Walkthrough: smoke and CO detectors installed, gas on, range and shower working, toilet supply restored.
- In escrow: verify wire instructions by phone using an independently obtained number, never one from an email.
Sources and verification
Reviewed: the complete packet as published July 18, 2026, all 20 documents plus cover, 261 pages, including the Home Inspection (Lifestyle Home Inspections LLC, 07/03/2026, 65 pp), JCP-LGS NHD Report No. 3612655 (06/30/2026, 68 pp), TDS and SPQ (07/03/2026) with their amendments (undated in the packet copies), the AVID (Aspira Realty), and both Xalos Foundation Support proposals (07/08 and 07/09/2026). List price and MLS number per the active listing.
Verification: statements in this review were checked against the cited source documents, including page-image review of the scanned TDS and SPQ checkboxes, on July 19, 2026. If anything here differs from a source document, the document controls. Cost figures other than the two foundation bids are estimates from regional 2026 contractor pricing adjusted for Napa County. Permit status, contractor license status, and square footage have not been independently verified. A note for precision: the Xalos paperwork spells the name "Tomas" and the address "1406 West Myrtle Street," which reads as clerical error but is worth confirming.
This review is an informational summary of the sellers' disclosure packet, prepared by Matthew Smith Realty for the client named above. It is not an inspection, engineering opinion, legal, insurance, or tax advice, and it is not a substitute for reading the full documents; it does not modify any disclosure or contract right. Where the packet is silent, this review states so. Buyers should verify all material facts through their own inspections and professionals during their contingency period.