5847 jesse bennett way / aztec home services llc / michael donitzen · 2016. 6. 29. · your home....

Inspection Report

Gayle Davis

Property Address:5847 Jesse Bennett Way

Linville VA 22834

Aztec Home Services LLC

Michael Donitzen

3460 White Oak DriveHarrisonburg, Va 22801

540-830-0259

Date: 6/1/2016 Start Time: 09:00 AM End Time: 12:00 PM Report ID: 5847 JBW HI

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Aztec Home Services LLC Davis

5847 Jesse Bennett Way Page 2 of 38

Date: 6/1/2016 Time: 09:00 AM Report ID: 5847 JBW HIProperty:5847 Jesse Bennett WayLinville VA 22834

Customer:Gayle Davis

Real Estate Professional:

THIS HOME INSPECTION AND REPORT IS A STATEMENT OF THE APPARENT AND VISIBLE CONDITION OF THE PROPERTY AT THE DATE ANDTIME OF INSPECTION ONLY. IT IS NOT A WARANTEE OR GUARANTEE, THE INSPECTION OR INSPECTOR DOES NOT PREDICT FURTURE

HOME MAINTENANCE, SYSTEM OR COMPONENT FAILURE. A SYSTEM OR COMPONENT REPORTED AS FUNCTIONING ACCEPTABLY TODAYDOES NOT MEAN A SYSTEM OR COMPONENT WILL BE FUNCTIONING ACCEPTABLY THE DAY AFTER THE INSPECTION.

Functioning Acceptably (FA) = I visually observed the items, component or unit and found it to be functioning acceptablyretaliative to the perceived age and consideration for normal wear and tear. Functioning Acceptably with commentsmade: are maintenance needs and at this time are not negatively affecting a major system. Maintenance needs andrecommendations should be addressed as soon as possible.

Action Summary (AS)= Items found during the inspection that are not functioning acceptably, or are having a negativeimpact on one or more of the four major systems of the property (Plumbing, Electrical, HVAC, Structural).This item may ormay not require further evaluation by a professional, will also contain items that I believe have a significant impact on safety.

Maintenance Upgrade (MU)= Items found during the inspection that are in need of maintenance and are routinely foundduring home inspections. These items are consider normal home maintenance or upgrade items. This summary alsoincludes items that will enhance the operation of a system but may not have been a requirement when the home was built.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Applicable (NA) = The subject property did not have the labeled item installed at the time of inspection.

For Your Information (FYI) = Information that may be useful such as HVAC serial numbers, air filter location or the mainwater valve. This number is helpful when looking up manufacture recall information. Follow this link http://www.cpsc.gov/en/Recalls/.

Repair Solutions: Some discovered issues will also include a repair solution. I do not presume to know any persons levelof knowledge when it comes to repairing homes. The solutions are provide to assist you in understanding the issue and thetasks required to make the repair. If you choose to make any repairs noted in this report you do so at your own risk, whetherto person or property.

The term “deficiencies” shall apply to those items that could affect the decision of a reasonable person to purchase theProperty, and shall not include cosmetic items, matters of preference, or grandfathered systems or features that are properlyfunctioning but would not comply with current building codes if constructed or installed today. If a system is near, at orbeyond it’s projected life and properly functioning, such system will not be deemed a deficiency as defined herein.

Representative Number = One component per room for multiple similar interior components such as windows, outlets,lights, doors and cabinets; one component on each side of the building for multiple similar exterior components, such aswindows, outlets, lights and doors.

Limited Access Areas: When access points are located in closets, blocked by shelving and stored items the access coverwill not be removed and the area behind the access cover will not be inspected. Attic spaces with a clear space less than 30inches (measured from the bottom of the roof member to the top of the ceiling member) will not be accessed or inspected.Crawlspaces with an access opening less than 16"x24" and/or a clear space (measured from the bottom of the floor memberto the ground) less than 24" will not be accessed or inspected. The roof will not be accessed when the pitch is 7" per foot runor higher, the gutter is 16' or higher from the ground, when no level surface is available to safely place a ladder, when in theopinion of the inspector access has the potential to damage the roof covering. No personal items are moved for the purposeof the inspection and therefore deemed a not inspected area. This report is incomplete without the inspection agreement.


5847 Jesse Bennett Way of 38

http://www.cpsc.gov/en/Recalls/

http://www.cpsc.gov/en/Recalls/

1. Exterior of HomeSiding Material: Wood Brick Main Electrical Feed: Above Ground Roof Covering: Shingle Roof Viewed From: on

Roof

1.0 Exterior Veneer - Maintenance Summary

(1) The stone veneer in front of the home is loose and there are open cracks. Repair to prevent moisture intrusion.(2) The brick veneer on the left side of the home bows outward at the top, the mortar is cracked and missing. Furtherevaluation by a mason is recommended, repair as directed.

1.1 Exterior Trim Soffit/Fascia/Eaves/Doors/Windows - Functioning Acceptably

1.2 Main Electrical Service Entry Wires, Meter, Weather Head, Drip Loop - Action Summary

Electrical service conductors are frayed at wire sheathing and have exposed wires. Further evaluation by an electricianor the electric service provider is recommended.

1.3 Electrical Outlets (Representative #) (Exterior) - Action Summary

The rear exterior outlet at the condenser is not operational and there are exposed electrical connections, furtherevaluation by an electrician is recommended, repair as directed.

1.4 Light Fixtures (Representative #) (Exterior) - Functioning Acceptably

1.5 Hose Bibs - Functioning Acceptably

1.6 Gutter and Downspout System - Functioning Acceptably

1.7 Shrubs Trees - Maintenance Summary

At some point in the future cut back all trees and shrubs. Allow at least one foot between the house and the limbs. Limbscan grow between the siding, window panes into gutter and down spout and under shingles. This will cause damage toyour home.

1.8 Site Conditions/Ground Slope - Functioning Acceptably

1.9 Retaining Walls - Functioning Acceptably

1.10 Window Wells - Maintenance Summary

The window well does not have a cover. Upgrade by installing window well covers, this will reduce the potential formoisture intrusion around the window.

1.11 Stoops, Driveways and Walkways - Functioning Acceptably

1.12 Above Grade Foundation Walls and Mortar Joints House Only - Functioning Acceptably

1.13 Chimney Exterior - Maintenance Summary

(1) The mortar cap for the chimney has cracked and missing mortar areas, maintenance is needed. At some pint, applynew mortar to prevent moisture intrusion and maintain the integrity of the chimney.(2) The chimneys have missing/cracked mortar and open joints, maintenance is needed. At some point, point up allopenings and seal all cracks with mortar to prevent moisture intrusion.(3) One side of the chimney has vegetation growing in it, further evaluation by a chimney sweep is recommended,repair as directed.(4) The chimney does not have a rain cap/spark arrestor. Upgrade by installing one to prevent rain and pest fromentering the chimney.

1.14 Roof Covering - Functioning Acceptably

1.15 Roof Ventilation Viewed from the Exterior - Functioning Acceptably

1.16 Flashing and Plumbing Vents - Functioning Acceptably

2. Kitchen and AppliancesIs Client Present For The Inspection: Only Part Of The Inspection Estimated Year Built Circa: 1959 Is The PropertyOccupied/Furnished: YES Weather Conditions At The Start Of The Inspection: Clear Sunny Rain In The LastThree Days: No Water Source: Private

2.0 Dishwasher/Supply and Drain Line - Action Summary



The dishwasher was not operational at the time of inspection (NO POWER). Dishwasher operation could not beevaluated.

2.1 Refrigerator - Functioning Acceptably

2.2 Disposal - Action Summary

The disposal supply wire has exposed wiring, repairs are recommended.

2.3 Ceiling - Functioning Acceptably

2.4 Walls - Functioning Acceptably

2.5 Floor Structure - Action Summary

The kitchen floor covering is suspected asbestos containing product, it is not "FRIABLE". Samples were not collected toconfirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's site http://www.epa.gov/asbestosfor additional information.

2.6 Door/s (Representative #) - Functioning Acceptably

2.7 Windows (Representative #) - Functioning Acceptably

2.8 Electrical Outlets (Representative #) - Maintenance Summary

(1) The kitchen has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungrounded electricalsystems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets at some pointin the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.(2) The kitchen outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in older homes. At some point,upgrade by installing GFCI outlets.

2.9 Light Fixtures (Representative #) - Functioning Acceptably

2.10 Light Switches (Representative #) - Functioning Acceptably

2.11 Countertop - Functioning Acceptably

2.12 Cabinets (Representative Number) - Functioning Acceptably

2.13 Sink - Functioning Acceptably

2.14 Sink Faucet - Maintenance Summary

The kitchen sink faucet leaks around the control handles, maintenance is needed. Repair leaks to conserve water andprevent moisture damage.

2.15 Sink Faucet Supply Line - Functioning Acceptably

2.16 Sink Drain Line - Functioning Acceptably

2.17 Hoodfan - Functioning Acceptably

2.18 Cooktop - Action Summary

One cooking element was not operational at the time of inspection , further evaluation by an appliance repair contractoris recommended.

2.19 Built In Oven - Functioning Acceptably

3(A) . Dining RoomDescription: Has Some Furniture

3.0.A Ceiling - Functioning Acceptably

3.1.A Walls - Functioning Acceptably

3.2.A Floor Structure - Functioning Acceptably

3.3.A Windows (Representative #) - Maintenance Summary

The dining room window/s have evidence of broken seal. Recommend window replacement at some point in the futureto increase energy efficiency.

3.4.A Electrical Outlets (Representative #) - Maintenance Summary



http://www.epa.gov/asbestos

C:\Users\CF-30\Documents\HomeGauge\Reports\5847 JBW HI\www.aztechomeinsp.com

The dining room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets atsome point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

3.5.A Light Fixtures (Representative #) - Functioning Acceptably

3.6.A Light Switches (Representative #) - Functioning Acceptably

3.7.A Heating/Cooling Registers - Functioning Acceptably

3.8.A Smoke Detector - Functioning Acceptably

3(B) . Living RoomDescription: Empty

3.0.B Ceiling - Functioning Acceptably

3.1.B Walls - Functioning Acceptably

3.2.B Floor Structure - Functioning Acceptably

3.3.B Door/s (Representative #) - Functioning Acceptably

3.4.B Windows (Representative #) - Functioning Acceptably

3.5.B Electrical Outlets (Representative #) - Maintenance Summary

The living room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets atsome point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

3.6.B Light Fixtures (Representative #) - Functioning Acceptably

3.7.B Light Switches (Representative #) - Functioning Acceptably

3.8.B Heating/Cooling Registers - Functioning Acceptably

4(A) . Right BedroomDescription: Empty

4.0.A Ceiling - Action Summary

The visible stains in the right bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.


4.2.A Floor Structure - Functioning Acceptably

4.3.A Door/s (Representative #) - Functioning Acceptably

4.4.A Windows (Representative #) - Functioning Acceptably


The right bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets atsome point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.




4.9.A Smoke Detector - Maintenance Summary

The right bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

4(B) . 2nd Right BedroomDescription: Empty

4.0.B Ceiling - Action Summary






The visible stains in the 2nd right bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.

4.1.B Walls - Functioning Acceptably

4.2.B Floor Structure - Functioning Acceptably

4.3.B Door/s (Representative #) - Maintenance Summary

The 2nd right bedroom closet door hits or rubs the jamb, maintenance is needed. Adjust the door for better operation.

4.4.B Windows (Representative #) - Maintenance Summary

The 2nd right bedroom window/s have evidence of broken seal. Recommend window replacement at some point in thefuture to increase energy efficiency.


The 2nd right bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.




4.9.B Smoke Detector - Maintenance Summary

The 2nd right bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

4(C) . Master BedroomDescription: Has Some Furniture

4.0.C Ceiling - Action Summary

The visible stains in the master bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.

4.1.C Walls - Maintenance Summary

The master bedroom wall had normal settlements cracks on the day of inspection (cosmetic). Repair as desired.

4.2.C Floor Structure - Functioning Acceptably

4.3.C Door/s (Representative #) - Functioning Acceptably

4.4.C Windows (Representative #) - Maintenance Summary

The master bedroom window/s have evidence of broken seal. Recommend window replacement at some point in thefuture to increase energy efficiency.

4.5.C Electrical Outlets (Representative #) - Maintenance Summary

The master bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets atsome point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

4.6.C Light Fixtures (Representative #) - Functioning Acceptably

4.7.C Light Switches (Representative #) - Functioning Acceptably

4.8.C Heating/Cooling Registers - Functioning Acceptably

4.9.C Smoke Detector - Maintenance Summary

The master bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

5(A) . (EF) Hall Bath5.0.A Ceiling - Functioning Acceptably






5.2.A Floor Structure - Action Summary

The (EF) entry floor hall bath floor covering is suspected asbestos containing product, it is not "FRIABLE". Sampleswere not collected to confirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's sitehttp://www.epa.gov/asbestos for additional information.

5.3.A Door/s (Representative #) - Functioning Acceptably

5.4.A Windows (Representative #) - Functioning Acceptably


(1) The (EF) entry floor hall bath has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.(2) The (EF) entry floor hall bath outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in olderhomes. At some point, upgrade by installing GFCI outlets.




5.9.A Cabinets (Representative Number) - Maintenance Summary

Visible apparent growth was observed on/in the entry floor hall bathroom cabinet at the time of inspection. The EPAstates that growth less than 10 SqFt can be removed by the homeowner. See the EPA's pamphlet " A Brief Guide toMold Moisture and Your Home"

5.10.A Sink - Functioning Acceptably

5.11.A Sink Faucet - Maintenance Summary

The (EF) entry floor hall bath sink faucet leaks around the control handles, maintenance is needed. Repair leaks toconserve water and prevent moisture damage.

5.12.A Sink Faucet Supply Line - Functioning Acceptably

5.13.A Sink Drain Line - Maintenance Summary

The (EF) entry floor hall bath sink metal drain has minor corrosion and showing signs of age, but there was noevidence of active leaking on the day of inspection. A some point, upgrade to plastic, monitor and plan for futurereplacement.

5.14.A Toilet and Supply Line - Functioning Acceptably

5.15.A Tub/Shower Fixtures - Action Summary

(1) The shower diverter handle is inoperable, repairs are needed for the shower to function.(2) The (EF) entry floor hall bath sink drains slow. Slow drains can be the result of waste build up in the lines and/orvent blockage. Recommend a drain clog remover first. If drainage does not improve further evaluation by a plumberis recommended.

5.16.A Tub/Shower Unit - Functioning Acceptably

5.17.A Safety Glass Check (Tub/Shower Door) - Not Applicable

5(B) . Master Bath5.0.B Ceiling - Maintenance Summary

The master bathroom ceiling had normal settlements cracks on the day of inspection (cosmetic). Repair as desired.

5.1.B Walls - Action Summary

Visible apparent growth was observed on/in the master bathroom ceiling at the time of inspection. The EPA states thatgrowth less than 10 SqFt can be removed by the homeowner. See the EPA's pamphlet " A Brief Guide to MoldMoisture and Your Home"

5.2.B Floor Structure - Maintenance Summary





http://www.epa.gov/sites/production/files/2014-08/documents/moldguide.pdf




The master bathroom floor covering is suspected asbestos containing product, it is not "FRIABLE". Samples were notcollected to confirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's sitehttp://www.epa.gov/asbestos for additional information.

5.3.B Door/s (Representative #) - Maintenance Summary

The master bathroom entry door does not latch, maintenance is needed. adjust door as needed for better operation.

5.4.B Windows (Representative #) - Functioning Acceptably


(1) The master bathroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.(2) The master bathroom outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in older homes. Atsome point, upgrade by installing GFCI outlets.




5.9.B Sink - Maintenance Summary

The master bathroom sink is an older metal sink that is rusting at the drain. The sink was not leaking at the time ofinspection. Plan for future replacement.

5.10.B Sink Faucet - Functioning Acceptably

5.11.B Sink Faucet Supply Line - Functioning Acceptably

5.12.B Sink Drain Line - Maintenance Summary

The master bathroom sink metal drain has minor corrosion and showing signs of age, but there was no evidence ofactive leaking on the day of inspection. A some point, upgrade to plastic, monitor and plan for future replacement.

5.13.B Toilet and Supply Line - Functioning Acceptably

5.14.B Tub/Shower Fixtures - Functioning Acceptably

5.15.B Tub/Shower Unit - Action Summary

Unusual outward bow in the shower surround wall.

5.16.B Safety Glass Check (Tub/Shower Door) - Maintenance Summary

There was no visible safety glass stamp or logo on the master bathroomdoor glass at the time of inspection. Safetyglass is recommended for sliding glass doors, shower/tub doors and picture windows. At some pont upgrade tosafety glass.

6. Entry Floor HallDescription: Empty



6.2 Floor Structure - Functioning Acceptably




6.6 Heating/Cooling Registers - Functioning Acceptably

6.7 Smoke Detector - Functioning Acceptably

7. Laundry Room/AreaDescription: Washer and Dryer Instsalled







7.2 Floor Structure - Action Summary

The laundry room floor finish is loose in some areas, maintenance is needed. Secure the flooring to prevent trip/fallissues.


7.4 Windows (Representative #) - Functioning Acceptably

7.5 Electrical Outlets (Representative #) - Maintenance Summary

The laundry room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outlets atsome point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.



7.8 Washer/Dryer Connections - Maintenance Summary

The dryer exhusts into the garage, routing to the exterior is recommended.

8. Stairs and Railings8.0 Stairs and Railings - Functioning Acceptably

8.1 Ceiling and Walls - Functioning Acceptably

8.2 Light Fixtures (Representative Number) - Functioning Acceptably

8.3 Light Switches (Representative Number) - Functioning Acceptably

9. Fireplace Wood/Gas NO FLUE INSPECTIONSystems, items, and conditions which are not within the scope of the building inspection include, but are not limited to: chimney flue liners and wood burning components.You are urged to have these items evaluated by a qualified chimney sweep.

Type of Fireplaces: Conventional /Wood Fireplace. Chimney inspection by a chimney sweep is recommended. FireplaceAsh Door Material: Metal

9.0 Fireplace Mantel - Functioning Acceptably

9.1 Hearth,Lintel,Damper Wood Buring Fire Place (CHIMNEY FLUES, PELLET OR WOOD STOVES ARE NOTINSPECTED) - Functioning Acceptably

9.2 Fire Place Fire Box Brick Walls/Metal Walls - Maintenance Summary

Wood burning fireplace has open joints and cracks in fire brick. Repair all open mortar joints before burning wood.Further evaluation by a chimney sweep is recommended prior to use.

9.3 Wood Burning Fireplace Ash Door - Functioning Acceptably

10. AtticAttic Viewed By: Entered Attic Access: Pull down Stairs Attic Ventilation: None found Attic Insulation Type: Batt

Roof Structure Material: Rafter

10.0 Attic Access - Functioning Acceptably

10.1 Attic Insulation - Functioning Acceptably

10.2 Roof Framing and Sheating - Functioning Acceptably

10.3 Attic Ventilation - Maintenance Summary

The attic is not ventilated, upgrading is recommended.

10.4 Attic Electrical Wiring - Functioning Acceptably

10.5 Light Fixtures (Representative #) (Attic) - Functioning Acceptably

10.6 Roof Penetrations (Viewed From Attic) - Functioning Acceptably

10.7 Moisture Stains in Sheathing And Roof Structure - Action Summary




Stains in the roof sheathing and supports were viewed with FLIR One thermal camera, no indications of moisture waspresent at the time of inspection. The leak or intrusion was not active during the inspection. Request an explanationfrom seller regarding potential past repairs monitor for leak activity and repair as needed.

10.8 Attic Other Discoveries - Maintenance Summary

The range hood vents into the attic, upgrade by venting to the exterior of the home.

11. Electrical/Plumbing SystemsElectrical Ground Present: No Service Panel Type: Fuse Est Panel Amperage: 150 AMP Visible Wiring Method:Mixture of Old cloth covered wiring Romex Elec. Panel Manufacturer: Square D Visible Plumbing Lines: Galvanized

Pex Copper PVC Water Heater Capacity: 50 GAL Water Heater Power Source: Electric #1 Sub PanelManufacturer: ITE #1 Sub Panel Amperage: 30 AMP #1 Sub Panel Type: Fuse #2 Sub Panel Type: Fuse

11.0 Condition of Wiring,Grounding,Breakers,Fuses, Inside Main Service Panel - Action Summary

(1) There is evidence of moisture in the main service panel. Further evaluation by an electrician is recommended, repairas directed.(2) The main service panel has three wires connected to the main lugs. Further evaluation by an electrician isrecommended, repair as directed.(3) The main service panel and sub panels are not secure to the wall. Further evaluation by an electrician isrecommended, repair as directed.

11.1 Main Service Panel Location and Disconnect - Functioning Acceptably

Main Panel box and electrical disconnect is located in the basement.

11.2 Water Pressure - Functioning Acceptably

11.3 Main Water Value Location - Functioning Acceptably

The main water shut-off is located in the basement at the pressure tank.

11.4 Water Heater and Pressure Relief Valve - Action Summary

The supply from the water heater is plastic, metal piping foe the first two feet is recommended. Further evaluation by aplumber is recommended, repair as directed.

11.5 Water Heater Data Plate - Functioning Acceptably

Per the data plate on your water heater the estimated year that Bradford Whitemanufactured it is 2012. Propermaintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product. Thisunit produced adequate hot water during the home inspection. Water heater tanks can have leaks inside the outer shell,which may not show on the exterior for several months.

11.6 Visible Plumbing Distribution (Supply and Drain Lines) - Action Summary

(1) The galvanized supply line has fitting that are rusted, failure is immanent. Further evaluation by a plumber isrecommended, repair as directed.(2) The connections at the water heater are leaking, further evaluation by a plumber is recommended, repair asdirected.(3) The plumbing drain line was actively leaking at the time of inspection. Repairs are recommended.

11.7 (Sub-Panel #1) Location and Disconnect - Action Summary

The #1 sub panel is located in the basement, there is no disconnect for this panel. Further evaluation by an electricianis recommended, repair as directed.

11.8 (Sub Panel #1) Condition of Wiring,Grounding,Breakers,Fuses - Action Summary

The #1 sub panel has one or more fuses, which have more than one branch circuit wire attached. Further evaluation byan electrician is recommended.

11.9 Electrical System (Other Discoveries) - Action Summary

There is exposed Romex service wires attached to the rear exterior of the home. This type of wire is not recommendedfor exterior use. Further evaluation by an electrician is recommended, repair as directed.

12. Foundation/Structure



Visible Foundation Walls: Cement Block Visible Floor Joist: WOOD JOISTS Visible Griders: Built Up Wood VisibleSupport Columns: Metal Posts

12.0 Visible Foundation Walls/Mortar Joints - Maintenance Summary

The visible foundation walls had normal stair stepping cracks on the day of inspection, the cracks follow the brick/blockmortar joints. Seal all cracks (interior or exterior) in brick and stone mortar, asphalt and flat surface concrete andexterior wall covering to prevent moisture intrusion.

12.1 Visible Floor Joist - Functioning Acceptably

12.2 Visible Support Girders - Functioning Acceptably

12.3 Visible Piers and Columns - Functioning Acceptably

13. Unfinished Basement AreaDescription: Empty Insulation: No insulation present. Precent Finished: 0%

13.0 Floor (Unfinished Basement) - Functioning Acceptably

13.1 Windows (Representative #) (Unfinished Basement) - Maintenance Summary

(1) The unfinished basement window/s have broken glass pane/s, maintenance is needed. At some point, replace thebroken pane to increase energy efficiency.(2) The unfinished basement window/s are rusted/stuck shut. Operation could not be evaluated.

13.2 Door/s Unfinished Basement (Representative #) - Functioning Acceptably

13.3 Light Fixtures (Representative #) (Unfinished Basement) - Functioning Acceptably

13.4 Light Switches (Representative #) (Unfinished Basement) - Functioning Acceptably

13.5 Electrical Outlets (Representative #) (Unfinished Basement) - Action Summary

The unfinished basement outlet is mounted in a metal box, the box is rusted and the outlet is ungrounded. Furtherevaluation by an electrician is recommended, repair as directed.

13.6 Floor System Insulation (Unfinished Basement) - Maintenance Summary

The basement is not insulated. Upgrade by installing insulation to increase energy efficiency.

13.7 Heating/Cooling Registers (Unfinished Basement) - Functioning Acceptably

13.8 Evidence of Moisture In The Basement. - Action Summary

Visible signs of water intrusion in basement are present (along block wall). I am unable to determine the amount orfrequency of intrusion..

14. Attached GarageGarage Door/s Material: Metal Driveway: Asphalt Description: Some stored items are present.

14.0 Personnel Door/s (Representative #) (Att Garage) - Functioning Acceptably

14.1 Ceiling (Att Garage) - Functioning Acceptably

14.2 Walls (Att Garage) - Functioning Acceptably

14.3 Garage/Carport Floor (Att Garage) - Functioning Acceptably

14.4 Garage Door/s/Operator/s and Safety Beam (Att Garage) - Functioning Acceptably

14.5 Electrical Outlets (Representative #) (Att Garage) - Action Summary

The attached garage three prong outlet/s showed open ground. It is not uncommon to find two prong ungroundedoutlets and electrical systems in older homes. However these outlets appear to have been updated to three prongoutlets. Therefore the three prong outlets are not Functioning Acceptably. I recommend adding a ground or installingGFCI breakers or outlets. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.Further evaluation by an electrician is recommended.

14.6 Light Fixtures (Representative #) (Att Garage) - Functioning Acceptably

14.7 Light Switches (Representative #) (Att Garage) - Functioning Acceptably

14.8 Windows (Representative #) (Att Garage) - Functioning Acceptably




15. Air Conditioning SystemVisit this site for a full list home products and their life expectancy. according to the National Home Builders Association. Remember proper maintenancecan extend the life of many products, as well lack of maintenance can reduce the life of any product.

Fuel Type: Electric Cooling System Type: Forced Air Central

15.0 Condenser (Outdoor Unit) (Visible Componets Only) - Functioning Acceptably

15.1 Data Plate Condenser - Functioning Acceptably

Per the data plate on the outdoor unit, the estimated year that Lennox manufactured it is 2000. Proper maintenancecan extend the life of many products, as well lack of maintenance can reduce the life of any product.

15.2 Condensate Drain Line/ Secondary Drain Pan - Functioning Acceptably

15.3 Safety Controls/Disconnects AC System - Action Summary

The disconnect at the service panel is being serviced directly from the 150 AMP main lugs, the disconnect is rated at amaximum of 30 AMPs. Further evaluation by an electrician is recommended, repair as directed.

16. Gas Oil Heating SystemVisit this site for a full list home products and their life expectancy. according to the National Home Builders Association. Remember proper maintenancecan extend the life of many products, as well lack of maintenance can reduce the life of any product.

Fuel Type: Oil Heating System Type: Oil Forced Air Filter Size: 16x20 Visible Duct Work: Metal Exhaust Flue: Metal

Single wall. This will get hot when the unit is in operation. Consider changing to B Vent.

16.0 Thermostat Location - Functioning Acceptably

Your thermostat is located on the living room wall.

16.1 Thermostat/s Function - Functioning Acceptably

16.2 Duct System Heating and/or Cooling (Visible Areas Only) - Functioning Acceptably

16.3 Air Handler (Visible Componets Only) - Functioning Acceptably

16.4 Data Plate Air Handler - Functioning Acceptably

Per the data plate on the air handler unit, the estimated year that Hallmark manufactured it is unknown. Propermaintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product.

16.5 HVAC Filter - Functioning Acceptably

16.6 Condensate Drain Line/ Secondary Drain Pan - Functioning Acceptably

16.7 Safety Controls/Disconnects Heating and/or Cooling - Functioning Acceptably

16.8 Flue Venting For Gas/Oil Heating System - Functioning Acceptably



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Action Summary

CustomerGayle Davis

Address5847 Jesse Bennett Way

Linville VA 22834

What really matters in a home inspection?

The purpose of a home inspection is to give you reassurance but often has the opposite effect and becomes very stressful. You are beingasked to absorb a lot of information in a short time. This often includes a written report, photographs, environmental reports and what theinspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes theexperience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations andminor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Structural: An example of this would be a cracked/split floor joist.

2. Plumbing: An example of this would be an active leak in the supply or drain system.

3. Electrical: An example of this would be inoperable lights, outlets or improper electrical wiring.

4. HVAC: An example of this would be low air flow at an HVAC register or an inoperable system.

Anything in these categories should be corrected and most can be. Many sellers are honest and are often surprised to learn of issuesuncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report, no home isprefect and the systems of older home are not required to meet todays building codes.

The Action Summary contains items found during the inspection that have an impact on one or more of the four major systems of theproperty (Plumbing,Electrical,HVAC,Structural). These items may or may not require further evaluation by a professional. This summarywill also contain items that I believe have a significant impact on safety. If so documented, you are urged to have the items listed herefurther evaluated, repaired or replaced by an appropriate and properly qualified professional. This summary list is complied as a courtesy,reading the entire inspection report is strongly encouraged.

1. Exterior of Home1.0 Exterior Veneer

Maintenance Summary(2) The brick veneer on the left side of the home bows outward at the top, the mortar is cracked and missing. Furtherevaluation by a mason is recommended, repair as directed.



1. Exterior of Home

1.0 Item 3(Picture) 1.0 Item 4(Picture)


1.2 Main Electrical Service Entry Wires, Meter, Weather Head, Drip LoopAction SummaryElectrical service conductors are frayed at wire sheathing and have exposed wires. Further evaluation by anelectrician or the electric service provider is recommended.


1.3 Electrical Outlets (Representative #) (Exterior)Action SummaryThe rear exterior outlet at the condenser is not operational and there are exposed electrical connections, furtherevaluation by an electrician is recommended, repair as directed.



1. Exterior of Home

1.3 Item 1(Picture)

1.13 Chimney ExteriorMaintenance Summary(3) One side of the chimney has vegetation growing in it, further evaluation by a chimney sweep is recommended,repair as directed.

1.13 Item 4(Picture)

2. Kitchen and Appliances2.0 Dishwasher/Supply and Drain Line

Action SummaryThe dishwasher was not operational at the time of inspection (NO POWER). Dishwasher operation could not beevaluated.

2.0 Item 1(Picture)

2.2 DisposalAction SummaryThe disposal supply wire has exposed wiring, repairs are recommended.



2. Kitchen and Appliances

2.2 Item 1(Picture)

2.5 Floor StructureAction SummaryThe kitchen floor covering is suspected asbestos containing product, it is not "FRIABLE". Samples were not collectedto confirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's site http://www.epa.gov/asbestos for additional information.

2.5 Item 1(Picture)

2.18 CooktopAction SummaryOne cooking element was not operational at the time of inspection , further evaluation by an appliance repaircontractor is recommended.


4(A). Right Bedroom4.0.A Ceiling

Action Summary





4(A). Right BedroomThe visible stains in the right bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.

4.0.A Item 1(Picture)

4(B). 2nd Right Bedroom4.0.B Ceiling

Action SummaryThe visible stains in the 2nd right bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.

4.0.B Item 1(Picture)

4(C). Master Bedroom4.0.C Ceiling

Action SummaryThe visible stains in the master bedroom ceiling were tested with a moisture meter. Meter reading was low, leak orintrusion was not active at the time of inspection, repairs may have been made. Ask the seller about past leak repairsin this area.



4(C). Master Bedroom

4.0.C Item 1(Picture)

5(A). (EF) Hall Bath5.2.A Floor Structure

Action SummaryThe (EF) entry floor hall bath floor covering is suspected asbestos containing product, it is not "FRIABLE". Sampleswere not collected to confirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's sitehttp://www.epa.gov/asbestos for additional information.


5.15.A Tub/Shower FixturesAction Summary(2) The (EF) entry floor hall bath sink drains slow. Slow drains can be the result of waste build up in the lines and/orvent blockage. Recommend a drain clog remover first. If drainage does not improve further evaluation by a plumberis recommended.


5(B). Master Bath5.1.B Walls




5(B). Master BathAction SummaryVisible apparent growth was observed on/in the master bathroom ceiling at the time of inspection. The EPA statesthat growth less than 10 SqFt can be removed by the homeowner. See the EPA's pamphlet " A Brief Guide to MoldMoisture and Your Home"

5.1.B Item 1(Picture) 5.1.B Item 2(Picture)

5.2.B Floor StructureMaintenance SummaryThe master bathroom floor covering is suspected asbestos containing product, it is not "FRIABLE". Samples werenot collected to confirm if the product DOES OR DOES NOT contain asbestos. Please visit the EPA's sitehttp://www.epa.gov/asbestos for additional information.


5.15.B Tub/Shower UnitAction SummaryUnusual outward bow in the shower surround wall.


7. Laundry Room/Area7.2 Floor Structure






7. Laundry Room/AreaAction SummaryThe laundry room floor finish is loose in some areas, maintenance is needed. Secure the flooring to prevent trip/fallissues.

7.2 Item 1(Picture)

10. Attic10.7 Moisture Stains in Sheathing And Roof Structure

Action SummaryStains in the roof sheathing and supports were viewed with FLIR One thermal camera, no indications of moisturewas present at the time of inspection. The leak or intrusion was not active during the inspection. Request anexplanation from seller regarding potential past repairs monitor for leak activity and repair as needed.


11. Electrical/Plumbing Systems11.0 Condition of Wiring,Grounding,Breakers,Fuses, Inside Main Service Panel

Action Summary(1) There is evidence of moisture in the main service panel. Further evaluation by an electrician is recommended,repair as directed.



11. Electrical/Plumbing Systems


(2) The main service panel has three wires connected to the main lugs. Further evaluation by an electrician isrecommended, repair as directed.


(3) The main service panel and sub panels are not secure to the wall. Further evaluation by an electrician isrecommended, repair as directed.


11.4 Water Heater and Pressure Relief ValveAction SummaryThe supply from the water heater is plastic, metal piping foe the first two feet is recommended. Further evaluation bya plumber is recommended, repair as directed.





11.6 Visible Plumbing Distribution (Supply and Drain Lines)Action Summary(1) The galvanized supply line has fitting that are rusted, failure is immanent. Further evaluation by a plumber isrecommended, repair as directed.



(3) The plumbing drain line was actively leaking at the time of inspection. Repairs are recommended.






11.7 (Sub-Panel #1) Location and DisconnectAction SummaryThe #1 sub panel is located in the basement, there is no disconnect for this panel. Further evaluation by anelectrician is recommended, repair as directed.


11.8 (Sub Panel #1) Condition of Wiring,Grounding,Breakers,FusesAction SummaryThe #1 sub panel has one or more fuses, which have more than one branch circuit wire attached. Further evaluationby an electrician is recommended.





11.9 Electrical System (Other Discoveries)Action SummaryThere is exposed Romex service wires attached to the rear exterior of the home. This type of wire is notrecommended for exterior use. Further evaluation by an electrician is recommended, repair as directed.


13. Unfinished Basement Area13.5 Electrical Outlets (Representative #) (Unfinished Basement)

Action SummaryThe unfinished basement outlet is mounted in a metal box, the box is rusted and the outlet is ungrounded. Furtherevaluation by an electrician is recommended, repair as directed.


14. Attached Garage14.5 Electrical Outlets (Representative #) (Att Garage)

Action Summary



14. Attached GarageThe attached garage three prong outlet/s showed open ground. It is not uncommon to find two prong ungroundedoutlets and electrical systems in older homes. However these outlets appear to have been updated to three prongoutlets. Therefore the three prong outlets are not Functioning Acceptably. I recommend adding a ground or installingGFCI breakers or outlets. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.Further evaluation by an electrician is recommended.


15. Air Conditioning System15.3 Safety Controls/Disconnects AC System

Action SummaryThe disconnect at the service panel is being serviced directly from the 150 AMP main lugs, the disconnect is rated ata maximum of 30 AMPs. Further evaluation by an electrician is recommended, repair as directed.


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Maintenance Upgrade Summary

CustomerGayle Davis

Address5847 Jesse Bennett Way

Linville VA 22834

The Maintenance Upgrade Summary contains items found during the inspection that do not have a significant impact on a major systemand are routinely found during home inspections. These items are consider normal home maintenance or upgrade items. This summaryalso includes items that will enhance the operation of a system but may not have been a requirement when the home was built. Thissummary list is complied as a courtesy to aid in future budget planing for normal home repairs and maintenance. Reading the entireinspection report is strongly encouraged.

Some Examples: Electrical: Missing or damaged cover plates,loose outlets and switches. Plumbing: Dripping faucet or running toilet.HVAC: Dirty filter or metal ducting without insulation. Structural: Decks that have been nailed not bolted to the home.

1. Exterior of Home1.0 Exterior Veneer

Maintenance Summary(1) The stone veneer in front of the home is loose and there are open cracks. Repair to prevent moisture intrusion.


1.7 Shrubs TreesMaintenance SummaryAt some point in the future cut back all trees and shrubs. Allow at least one foot between the house and the limbs.Limbs can grow between the siding, window panes into gutter and down spout and under shingles. This will causedamage to your home.

1.7 Item 1(Picture)



1. Exterior of Home1.10 Window Wells

Maintenance SummaryThe window well does not have a cover. Upgrade by installing window well covers, this will reduce the potential formoisture intrusion around the window.


1.13 Chimney ExteriorMaintenance Summary(1) The mortar cap for the chimney has cracked and missing mortar areas, maintenance is needed. At some pint,apply new mortar to prevent moisture intrusion and maintain the integrity of the chimney.


(2) The chimneys have missing/cracked mortar and open joints, maintenance is needed. At some point, point up allopenings and seal all cracks with mortar to prevent moisture intrusion.


(4) The chimney does not have a rain cap/spark arrestor. Upgrade by installing one to prevent rain and pest fromentering the chimney.



1. Exterior of Home


2. Kitchen and Appliances2.8 Electrical Outlets (Representative #)

Maintenance Summary(1) The kitchen has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.(2) The kitchen outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in older homes. At somepoint, upgrade by installing GFCI outlets.

2.14 Sink FaucetMaintenance SummaryThe kitchen sink faucet leaks around the control handles, maintenance is needed. Repair leaks to conserve waterand prevent moisture damage.


3(A). Dining Room3.3.A Windows (Representative #)

Maintenance SummaryThe dining room window/s have evidence of broken seal. Recommend window replacement at some point in thefuture to increase energy efficiency.




3(A). Dining Room


3.4.A Electrical Outlets (Representative #)Maintenance SummaryThe dining room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

3(B). Living Room3.5.B Electrical Outlets (Representative #)

Maintenance SummaryThe living room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

4(A). Right Bedroom4.5.A Electrical Outlets (Representative #)

Maintenance SummaryThe right bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

4.9.A Smoke DetectorMaintenance SummaryThe right bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

4(B). 2nd Right Bedroom4.3.B Door/s (Representative #)

Maintenance SummaryThe 2nd right bedroom closet door hits or rubs the jamb, maintenance is needed. Adjust the door for better operation.

4.4.B Windows (Representative #)Maintenance SummaryThe 2nd right bedroom window/s have evidence of broken seal. Recommend window replacement at some point inthe future to increase energy efficiency.






4(B). 2nd Right Bedroom


4.5.B Electrical Outlets (Representative #)Maintenance SummaryThe 2nd right bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.

4.9.B Smoke DetectorMaintenance SummaryThe 2nd right bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

4(C). Master Bedroom4.1.C Walls

Maintenance SummaryThe master bedroom wall had normal settlements cracks on the day of inspection (cosmetic). Repair as desired.


4.4.C Windows (Representative #)Maintenance SummaryThe master bedroom window/s have evidence of broken seal. Recommend window replacement at some point in thefuture to increase energy efficiency.




4(C). Master Bedroom


4.5.C Electrical Outlets (Representative #)Maintenance SummaryThe master bedroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.

4.9.C Smoke DetectorMaintenance SummaryThe master bedroom does not have a smoke detector. Upgrade by installing a smoke detector.

5(A). (EF) Hall Bath5.5.A Electrical Outlets (Representative #)

Maintenance Summary(1) The (EF) entry floor hall bath has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.(2) The (EF) entry floor hall bath outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in olderhomes. At some point, upgrade by installing GFCI outlets.

5.9.A Cabinets (Representative Number)Maintenance SummaryVisible apparent growth was observed on/in the entry floor hall bathroom cabinet at the time of inspection. The EPAstates that growth less than 10 SqFt can be removed by the homeowner. See the EPA's pamphlet " A Brief Guide toMold Moisture and Your Home"


5.11.A Sink FaucetMaintenance SummaryThe (EF) entry floor hall bath sink faucet leaks around the control handles, maintenance is needed. Repair leaks toconserve water and prevent moisture damage.







5(A). (EF) Hall Bath


5.13.A Sink Drain LineMaintenance SummaryThe (EF) entry floor hall bath sink metal drain has minor corrosion and showing signs of age, but there was noevidence of active leaking on the day of inspection. A some point, upgrade to plastic, monitor and plan for futurereplacement.


5(B). Master Bath5.0.B Ceiling

Maintenance SummaryThe master bathroom ceiling had normal settlements cracks on the day of inspection (cosmetic). Repair as desired.


5.3.B Door/s (Representative #)Maintenance SummaryThe master bathroom entry door does not latch, maintenance is needed. adjust door as needed for better operation.

5.5.B Electrical Outlets (Representative #)



5(B). Master BathMaintenance Summary(1) The master bathroom has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets orungrounded electrical systems in older homes. I recommend upgrading by adding a ground or installing GFCIbreakers or outlets at some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's foradditional information.(2) The master bathroom outlet/s are not GFCI protected. It is not unusual to find non-GFCI outlets in older homes.At some point, upgrade by installing GFCI outlets.

5.9.B SinkMaintenance SummaryThe master bathroom sink is an older metal sink that is rusting at the drain. The sink was not leaking at the time ofinspection. Plan for future replacement.


5.12.B Sink Drain LineMaintenance SummaryThe master bathroom sink metal drain has minor corrosion and showing signs of age, but there was no evidence ofactive leaking on the day of inspection. A some point, upgrade to plastic, monitor and plan for future replacement.


5.16.B Safety Glass Check (Tub/Shower Door)Maintenance SummaryThere was no visible safety glass stamp or logo on the master bathroomdoor glass at the time of inspection. Safetyglass is recommended for sliding glass doors, shower/tub doors and picture windows. At some pont upgrade tosafety glass.

7. Laundry Room/Area7.5 Electrical Outlets (Representative #)

Maintenance SummaryThe laundry room has two prong ungrounded outlet/s. It is not uncommon to find two prong outlets or ungroundedelectrical systems in older homes. I recommend upgrading by adding a ground or installing GFCI breakers or outletsat some point in the future. See my blog at www.aztechomeinsp.net. AFCI's Verses GFCI's for additional information.





7. Laundry Room/Area7.8 Washer/Dryer Connections

Maintenance SummaryThe dryer exhusts into the garage, routing to the exterior is recommended.

9. Fireplace Wood/Gas NO FLUE INSPECTION9.2 Fire Place Fire Box Brick Walls/Metal Walls

Maintenance SummaryWood burning fireplace has open joints and cracks in fire brick. Repair all open mortar joints before burning wood.Further evaluation by a chimney sweep is recommended prior to use.

9.2 Item 1(Picture)

10. Attic10.3 Attic Ventilation

Maintenance SummaryThe attic is not ventilated, upgrading is recommended.

10.8 Attic Other DiscoveriesMaintenance SummaryThe range hood vents into the attic, upgrade by venting to the exterior of the home.


12. Foundation/Structure12.0 Visible Foundation Walls/Mortar Joints

Maintenance SummaryThe visible foundation walls had normal stair stepping cracks on the day of inspection, the cracks follow the brick/block mortar joints. Seal all cracks (interior or exterior) in brick and stone mortar, asphalt and flat surface concreteand exterior wall covering to prevent moisture intrusion.



12. Foundation/Structure


13. Unfinished Basement Area13.1 Windows (Representative #) (Unfinished Basement)

Maintenance Summary(1) The unfinished basement window/s have broken glass pane/s, maintenance is needed. At some point, replacethe broken pane to increase energy efficiency.

13.6 Floor System Insulation (Unfinished Basement)Maintenance SummaryThe basement is not insulated. Upgrade by installing insulation to increase energy efficiency.


13.8 Evidence of Moisture In The Basement.Action SummaryVisible signs of water intrusion in basement are present (along block wall). I am unable to determine the amount orfrequency of intrusion..



13. Unfinished Basement Area



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Aztec Home Services LLC

Michael Donitzen

3460 White Oak DriveHarrisonburg, Va 22801

540-830-0259

CONCLUSIONI am proud of my service and trust you will be happy with the quality of your report and thoroughness of theinspection. I have made every effort to provide you with an accurate assessment of the condition of the property atthe time of inspection. To alert you of any visibly apparent significant defects or adverse conditions that werepresent at the time of inspection and to categorize them accordingly. I may not have tested every outlet, openedevery window and door or identified every problem. Also, because the inspection is essentially visual and nottechnically exhaustive, latent defects could exist. I cannot see behind walls, behind or below insulation, personalproperty or any other article that may conceal an issue. Therefore, you should not regard the inspection as aguarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As ahomeowner, you should expect problems to occur. Roofs will leak, basements may have water problems andsystems and water heaters may fail without warning. I cannot predict future events.This report was written exclusively for my Client. (Gayle Davis) It is not transferable to other parties.Thank you for taking the time to read this report, and call me if you have any questions. I am always attempting toimprove the quality of my service and the report.PRE-CLOSING WALK-THROUGHThe following are recommendations for the pre-closing walk-through of your new house.1. Check the heating and cooling system. By means of the thermostat, operate the heating and shut the systemdown, wait approximately 20 minutes and operate the cooling system. The cooling system should not be checked ifthe temperature is below 60 degrees. You should not operate a heat pumps in the heating mode when it is over 75degrees outside.2. Operate all appliances.3. Run the water at all fixtures including the hot water and flush the toilets.4. Operate all exterior doors, windows and locks.5. Test smoke and carbon monoxide detectors.6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.7. Inspect areas that may have been restricted at the time of the inspection.8. Ask seller questions about anything that was not covered during the home inspection.9. Ask seller about prior infestation treatment and warranties that may be transferable.10. Read seller’s disclosure.Sincerely,

Date: 6/1/2016Michael R. Donitzen, Virginia and West Virginia Licensed Professional Home Inspector, and InterNACHI CertifiedHome Inspector

