777 inspection dr / professional home inspections / kc bartley · 2020-03-18 · professional home...

Inspection ReportHappy ClientProperty Address:777 Inspection Dr

Johnson City TN 37604

Professional Home Inspections

KC Bartley TN #1244Fall Branch, TN 37656

(423)306-0508

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

Major Findings Summary ............................................6

Safety Items ................................................................8

Additional Findings....................................................10

1 Grounds .................................................................14

2 Roof .......................................................................20

3 Exterior Areas ........................................................25

4 Kitchen ...................................................................28

5 Bathroom(s) ...........................................................32

6 Interior Areas .........................................................38

7 Laundry ..................................................................46

8 Garage...................................................................48

9 Heating / AC...........................................................51

10 Water Heater........................................................56

11 Electrical...............................................................59

12 Plumbing ..............................................................64

13 Attic / Roof Structure............................................67

14 Basement / Crawl Space .....................................70

Professional Home Inspections Client

777 Inspection Dr of 76

Date: 1/20/2017 Time: 08:17 AM Report ID: 012017KB1Property:777 Inspection DrJohnson City TN 37604

Customer:Happy Client

Real Estate Professional:

Thank you for choosing Professional Home Inspections to perform this Home Inspection, I inspect every home as if I'mmoving my family into the home the following day. This Inspection will be conducted in accordance with the State ofTennessee Standards of Practice relating to Home Inspections found here: http://prohitn.com/standards-of-practice-sop/

What is a home inspection - Important - Please Read

A Home Inspection is a visual-only, non-invasive inspection of the condition of the home and it's components as theyappeared on the date of the inspection only. A Home Inspections' purpose is to find and report on material defects; amaterial defect is defined as a defect that would cause a significant, adverse impact on the value of the home. Thisreport will focus on problems that I have deemed, in my opinion, as a structural defect, safety hazard, incorrect installation,or item(s) needing attention. Cosmetic and smaller deficiencies are typically not reported on, but will be included when theywere observed while looking for material defects.

The goal of this inspection to put a home buyer in a better position to make a buying decision, as not all improvements willbe identified during this inspection. Latent or concealed defects could be present and will not be reported on, as theycould only be found through invasive or destructive means. Unexpected repairs should still be anticipated. This inspection isnot intended to be technically exhaustive, nor is it considered to be a GUARANTEE OR WARRANTY, EXPRESSED ORIMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, ITEMS AND SYSTEMS INSPECTED AND IT SHOULDNOT BE RELIED ON AS SUCH. I shall not be held responsible or liable for any repairs or replacements with regard to thisproperty, systems, components, or the contents therein. I am neither a guarantor or an insurer. Home Warranties areavailable that will cover repairs on some items and components within the home, and these warranties are highlyrecommended.

Contractors / Licensed Professionals

If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discoveradditional problems that I, as a home inspector generalist could not, since they will be invasive with their evaluation andrepairs. It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report,and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to anindividual or company whom is either certified or licensed in the field of concern. Any listed items in this report concerningareas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems,or areas of concern. Any repair items mentioned in this report should be considered before the end of the contingencyperiod.

What is not inspected?

There are items that are not inspected during a home inspection such as, but not limited to, fences and gates, pools andspas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors, screens, window AC units,central vacuum systems, water softeners, alarm and intercom systems,and any item that is not a permanent component ofthe home. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water deliverysystems, and underground fuel storage tanks. Also drop ceiling tiles are not removed, as they are easily damaged, and thisis a non-invasive inspection.

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitabilityof the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatoryrequirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability ofpurchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, or efficiency ofany system or component; Enter any area or perform any procedure that may damage the property or its components or bedangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwiseinoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, movepersonal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility.



http://prohitn.com/standards-of-practice-sop/

Water and gas shut off valves are not operated under any circumstances. As well any component or appliance that isunplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a componentmay be shut down, and can't be liable for damages that may result from activating said components / appliances.

A home inspection does not address Environmental Concerns such as, but not limited to: Asbestos, lead based paint,radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, treated lumber, chinese drywall,mercury, or carbon monoxide. Additional services or tests may be available for some of these services and would beaccompanied by a separate agreement. If a reference to any of these hazards are made it was done so as a courtesy andshould not be wholly relied upon. Environmental and / or Pest Control professionals should perform further evaluation of anymention of an environmental or pest related issue. A termite inspection with a clearance letter is highly recommendedas I do not look for live termite activity, only damage that would be present from past activity.

Thermal Imaging

An infrared camera may have been used for portions of the inspection, this should not be viewed as a Full Thermal Scan ofthe home. Rather, infrared cameras are used as any other tool in our arsenal, to either gain more information or to verify orrule out a defect. Temperature readings included in thermal photographs in this report are to be read as approximate valuesand not an exact reading, as the reading can vary +/- 2% or more.

Typographical errors

This report is proofread before finalizing, but spelling or punctuation errors may be present. Contact me with any questionsor the need for clarification relating to such errors, if present.

In Conclusion

It is my goal to provide the most thorough inspection and detailed report I possibly can, I hope that will be evident afterreading this report. Feel free to contact me with any and all questions regarding any comments made in this report, itis my job to help you to understand the condition of the home and it's components. Thank you sincerely for allowingme to perform this inspection for you.

Repair Methods / Causes of Damage / Deficiencies

Any suggested causes of damage(s) or methods of repair(s) mentioned in this report are in my opinion only from thestandpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will havethe final determination on causes of damage, and the best methods of repairs, due to being able to be invasive with theirevaluation. Contractors or other licensed professionals should evaluate any items marked in this report as Repair / Replaceor FYI - For your information.

Report for Client(s) named on cover page

This report has been produced in accordance with the INSPECTION AGREEMENT and is subject to the terms andconditions agreed upon therein. There are limitations and exclusions in a Home Inspection that would be covered in theInspection Agreement. This report was produced exclusively for my CLIENT(S) named on the cover page. This report is notto be used or interpreted by anyone other than my CLIENT(S). I will not be liable for any misunderstandings ormisinterpretations relating to any comments found in this report by a third party.

Comment Key

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any items marked by me as (RR) Repair or Replace or (FYI) suggests asecond opinion or further inspection by a qualified contractor is needed. All costs associated with further inspectionfees and repair or replacement of item(s), component(s) or unit(s) should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component, or unit and if no other comments were made then it appeared tobe functioning as intended allowing for normal wear and tear.

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 Present (NP) = This item, component, or unit is not present in this home or building.

Repair or Replace (RR) = The item, component, or unit is not functioning as intended, may be a safety hazard, and / orneeds further inspection by a qualified contractor. Items, components, or units that can be repaired to satisfactory conditionmay not need replacement.

For your Information (FYI) = This item, component, or unit has been flagged for your information. It may be an aged unit,may need further evaluation by a licensed professional, may not be functioning as intended, and / or may need repairs orreplacement.

Fungal Growth Noted

The State of Tennessee does not require fungal growth / mold to be reported on during a home inspection. However, fungalgrowth was observed during the inspection, without testing there is no way to confirm that the observed growth is actuallymold. I recommend addressing any moisture intrusion into the home first, and then treating / remediating any fungal growth,as it will reoccur with moisture present. I'm IAC2 certified in Mold testing and can conduct testing for you if needed, or thereare several environmental companies in the area who can conduct testing.

Standards of Practice:State of Tennessee

In Attendance:Client(s), Termite Inspector, (for portions ofthe inspection)

Type of building:Single family (multi-level)

Occupancy:Vacant

Approximate age of building:2008 - 9 Years, (From Zillow)

Home Faces:NE

Temperature:50-60 Degrees

Weather:Cloudy

Ground/Soil surface condition:Wet

Precipitation in last 3 days:Yes



Major Findings Summary


Fall Branch, TN 37656(423)306-0508

CustomerHappy Client

Address777 Inspection Dr


The following items or discoveries indicate that these systems or components do not function as intended, may bea safety hazard, or warrants further investigation by a specialist. This summary shall not contain recommendationsfor routine upkeep of a system or component to keep it in proper functioning condition, or recommendations toupgrade or enhance the function or efficiency of the home. This Summary does not contain all findings of theinspection, please read the entire report, as some issues will be listed in their corresponding section(s).

6. Interior Areas

6.12 Floor ConditionRepair or ReplaceThe hardwood flooring is buckled somewhat on the front corner of the dining room. Moisture content of over16%WME was present. This is adjacent to the missing kickout flashing, which may be the cause of the moisture inthis area. Repairs are recommended as needed by contractor.

9. Heating / AC

9.5 Condensing Unit / AC ConditionInspected, Repair or Replace, FYIThe HVAC is not functioning correctly on the main level. In heating mode the system produced a Delta-T(temperature differential) of only around 10 degrees between return and supply air (16 - 25 degrees is typical).Cooling mode was not functional at all on the main level. Repairs as needed are recommended by a HVACcontractor.



Multiple summaries are a part of this report, to try to assist the client in interpreting the report. All issues, includingminor issues, should be given consideration for repair, as they may lead to larger, more expensive problems. Theitems included in these summaries are items I wanted to draw particular attention to. But other repair items,throughout the report, may need equal attention. Feel free to add any items to the summary that you see fit. Onceagain, all issues / defects should be considered before the end of the contingency period. This report is to aid youin your home buying decision, this report is not to be considered as an advisability or non-advisability to purchasethe property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To KC Bartley



http://www.HomeGauge.com

Safety Items


Fall Branch, TN 37656(423)306-0508




The following items are safety issues or recommended upgrades relating to decks, stairways, steps, guardrails,electrical, etc. that may or may not have not been required when the home was built, and may or may not berequired by your municipality. Building standards change to provide protection to the occupant(s) and childrenof the home, or people visiting the home. Home Inspectors are not code inspectors, but rather makerecommendations for repair or evaluation of items they consider in their opinion as a safety hazard. I highlyrecommend having the items listed in this section repaired or upgraded for safety.

3. Exterior Areas

3.4 Exterior DoorsInspected, Repair or Replace, FYIEgress Concern: Exterior door(s) have a double-keyed deadbolt. This can slow someone trying to escape in caseof fire. Recommend replacement.

6. Interior Areas

6.7 Stairs / Handrails / GuardrailsInspectedThe steps had more than 3/8 of an inch variance between riser heights. This is a potential trip hazard. Currentsafety standards require that riser heights shouldn't vary more than 3/8" between treads.

Riser height over 7 3/4" present on steps. Current standards require riser height to be a maximum of 7 3/4" forsafety. Anything over this height can possibly throw the pitch of the stairs off and be a potential trip hazard.



10. Water Heater

10.6 Overflow ConditionRepair or ReplaceTPR valve discharge pipe not present. A copper or CPVC pipe must be connected to the TPR valve and terminateno more than 6" from the floor, into a container, with an air gap between the end of the tube and the container.Recommend repair by a licensed plumber.

11. Electrical

11.0 ReceptaclesInspected, Repair or ReplaceThere were switch and / or receptacle plate(s) missing in areas throughout the home. This is a safety hazard, assomeone could be shocked by touching live wires. I recommend the installation of new plates.

14. Basement / Crawl Space

14.11 StairsInspected, FYIHandrail(s) missing on basement stairs. A continuous handrail should be installed that extends from the top stairtread to the bottom tread.

The items included in this section of the summary are recommended for the safety of the occupant(s) of the home.More safety related items may be found throughout the body of the report. Once again all issues should beconsidered before the end of the contingency period, especially safety items. This report is to aid you in your homebuying decision. Not an advisability or non advisability to purchase the property.





Additional Findings


Fall Branch, TN 37656(423)306-0508




The following items or discoveries have been flagged for your information and may indicate that these systems orcomponents are not functioning as intended, or need review or repair from a qualified professional. Please keep inmind that items that appear "minor" may become more serious with time, and lead to major, more serious issues.All items / deficiencies included in this report should be considered before the close of escrow. This Summary doesnot contain all findings of the inspection, please read the entire report, as some issues will be listed in theircorresponding section(s).

1. Grounds

1.5 Porches / DecksInspected, Repair or ReplaceA portion of the ledger board for the rear deck is connected to a cantilevered portion of the home. Ledger boardscan not be attached in this manner as the the rim joist that the ledger board is attached to is most likely onlyattached with nails. The ledger board will need other means of support. Repairs are recommended by a contractor.

1.8 Sunroom / Room enclosureInspected, Repair or ReplaceThe ledger board for the screened in porch is attached to brick veneer. Veneer does not have the ability toadequately support the load of a deck, and another method of support will be needed. Recommend evaluation andrepairs by a contractor.

2. Roof

2.2 FlashingInspected, Not Inspected, Repair or ReplaceKickout flashing noted as missing at two locations on the front of the home. Staining can be observed on the brickbelow the areas of missing kickout. Kickout flashing is needed when guttering meets a sidewall, preventing rainwater from infiltrating between the end of the gutter and wall. Have an exterior contractor to review for repair.



2. Roof

2.3 Vents / ProtrusionsRepair or ReplaceVent boots are cracked where they surround the PVC vent, this can allow rain water to infiltrate the attic area. Havea qualified person to repair / replace as needed.

Exposed nail heads observed on plumbing vent boots. Recommend sealing all nail heads to prevent the chance ofleaks.

2.6 Gutter / DownspoutsInspected, Repair or ReplaceDownspout for the screened in porch noted as needing a better connection to drain tube. A loose connection canallow water to saturate the grounds in the area of the downspout, possibly adding moisture to the crawl space /basement area.Gutters noted as discharging onto the roof surface. Most shingle manufacturers will void or alter the Shinglewarranty due to guttering discharging on the roof surface. This discharged water can loosen the ceramic granulesand cause premature aging of the shingle surface. (attached is a picture of GAF's warranty)

5. Bathroom(s)

5.10 ToiletsInspected, Not Inspected, Repair or ReplaceMoisture content (16 - 20%WME) present at the base of the toilets in the half bathroom and master bathroom. Thisis most likely leaking wax rings. Repairs are recommended by a licensed plumber.

6. Interior Areas

6.2 Ceiling FansRepair or ReplaceThe ceiling fan in the living room wobbled heavily when operated.. Repairs are recommended by a licensedelectrician or other qualified person.

6.10 Window ConditionInspected, FYIThe top sash fell slightly on several windows when the window was unlocked. This is most likely due to a deficiencywith the balance that provides tension to the sash, keeping them in place. Repairs are recommended as needed bya window contractor or other qualified person.

9. Heating / AC

9.0 Air handler / Furnace ConditionInspected, FYIA "catwalk" is missing leading to the attic air handler / furnace. A 22" wide decking passageway should be installedleading to the unit, with a 30" X 30" platform in front of the unit for servicing / maintenance. Recommend installationby a qualified person.

9.1 Heater Base



9. Heating / AC

Inspected, FYIThe wall height for the auxiliary drain pan is under 1 1/2" in height. This reduced height may not contain condensateshould a deficiency with the unit occur, and may not be tall enough for the float switch to cut power to the unit.Repairs are recommended by a HVAC contractor. More info can be found here:

http://www.ashireporter.org/homeinspection/articles/let-s-concentrate-on-condensate/1648

9.4 Condensate Pump / linesInspected, Repair or ReplaceVisible portions of the condensate drain line for the attic unit noted as not trapped. This can allow exterior air toenter the air handling unit possibly preventing condensate from exiting the unit. Have an HVAC company toevaluate for repair.

11. Electrical

11.2 Switches / Lights / etc.Repair or ReplaceMultiple overhead light(s) not functional throughout the home (kitchen, kitchen pantry, exterior, upstairs hallway,upstairs bedroom, family room, master bathroom, master closet, etc.) There was a tripped AFCI breaker that islikely affecting some of these lights, but not all. With this many lights being not functional, evaluation and repairs asneeded is recommended by a licensed electrician.

11.8 BreakersRepair or ReplaceAn AFCI breaker was tripped in the panel. When attempting to turn the breaker back on, it would instantly tripagain. The breaker may be defective or there could be a fault on the circuit. Repairs are recommended as neededby a licensed electrician.


14.6 WallsInspected, FYIFungal growth was observed on drywall underneath the stairs. Moisture content at the time of inspection was notsufficient for continued growth (<16%WME). Evaluation and remediation of the growth, if needed, is recommendedby an environmental company.

14.15 Floor ConditionInspected, Repair or ReplaceDirt floor noted in the crawl space. A vapor barrier is recommended as several gallons of water may evaporate fromearth / dirt daily, adding moisture / condensation to the crawl space area, and into the home. Installation of vaporbarrier recommended by a qualified person.




Multiple summaries are a part of this report, to try to assist the client in interpreting the report. All issues, includingminor issues, should be given consideration for repair, as they may lead to larger, more expensive problems. Theitems included in these summaries are items I wanted to draw particular attention to. But other repair items,throughout the report, may need equal attention. Feel free to add any items to the summary that you see fit. Onceagain, all issues / defects should be considered before the end of the contingency period. This report is to aid youin your home buying decision, this report is not to be considered as an advisability or non-advisability to purchasethe property.





1. Grounds

In accordance with industry standards the home inspector shall observe: Electrical receptacles and the presence of GFCI protection (GFCIprotection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porchesand applicable railings that are attached to the structure. Vegetation, grading, drainage, driveways, patios, walkways, and retaining wallswill be inspected with respect to their effect on the condition of the structure.

The home inspector is not required to observe: Fences; Geological conditions; Soil conditions; Recreational facilities (including spas,saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities);Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Movepersonal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials

Driveway and Walkway:Concrete drivewayConcrete walkway

Grading Condition(s):Slopes away from structureLow areas

GFCI Protection:Yes

GFCI Reset Location:Basement Receptacle

Appurtenance(s):Covered porch(es)Screened in porchBalcony(s)

Patio and Porch Roofing:Composition shingles

Main Gas Valve:Rear of structure

Exterior Faucet Location:Front of structureRight side of structureRear of structure

Retaining Wall Material:Brick

IN NI NP RR FYI

1.0 Driveway and Walkway Condition •

1.1 Grading Conditions • •

1.2 Vegetation Observations •

1.3 Exterior Electrical • •

1.4 Exterior GFCI •

1.5 Porches / Decks • •

1.6 Stairs / Railing •

1.7 Porch / Deck Roof Condition •

1.8 Sunroom / Room enclosure • •

1.9 Main Gas Valve Condition •

1.10 Exterior Spigot(s) •

1.11 Retaining Wall(s) Condition • •

IN NI NP RR FYIIN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace, FYI= FYI



Comments:

1.0 The driveway appears to be in functional condition. No deficiencies observed in relation to it's effect on thestructure.

Settlement / shrinkage cracks are present on the concrete surface of the walkway (<1/4" wide). These are typicallyfrom standard settlement, or the ratio of water / sand and concrete mix used. I recommend sealing these cracks toprevent further damage from freezing water in winter months.

1.1 The grading around the homeappeared functional, and is generallysloping away from the foundation wallsin most areas. The grounds arerecommended to slope away from thestructure, with a 6 inch drop in the first10 feet away.

While performance of lot drainage andgrading may appear functional at thetime of inspection, I cannot guaranteethe performance as conditions constantlychange. Heavy rain or other weatherconditions may reveal issues that werenot visible or foreseen at the time ofinspection. Furthermore, items such asleakage in downspout / gutter systemsare very difficult to detect during dryweather. The inspection of grading /foundation performance in relation tomoisture infiltration through foundationwalls, therefore, is limited to the visibleconditions at the time of inspection, andevidence of past problems. I recommendconsulting with the sellers as to previousmoisture intrusion, and / or ensuring thatthe Sellers disclosure has no mention ofmoisture infiltrating the structure.



1.1 Low areas were observed along foundation walls on the rear of the home. These low areas can allow water topond against the home, saturating the grounds, and eventually permeating through the masonry walls. These "lowareas" should be eliminated by backfilling with dirt at a minimum. Repairs are recommended by a qualified person.

1.3 Exterior receptacles tested as beingwired correctly. No wiring deficienciesobserved, if not followed by additionalcomments.

1.3 The exterior lights on the front ofthe home were not functional at the timeof inspection. This could be somethingas simple as a burned out bulb, or bemore extensive. Recommend confirmingproper operation prior to closing.

1.3 Timed (dusk to dawn), motion lights, or landscape lights are not tested for functionality.

1.4 GFCI protected receptacles in place and tested as functional, if not followed by additional comments.

1.5 Concrete slab front porch noted. Nodeficiencies were observed at the time ofinspection, if not followed by additionalcomments.



1.5 A portion of the ledger board for the rear deck is connected to a cantilevered portion of the home. Ledgerboards can not be attached in this manner as the the rim joist that the ledger board is attached to is most likely onlyattached with nails. The ledger board will need other means of support. Repairs are recommended by a contractor.

1.8 The screened in porch / deckappeared to be in satisfactory andfunctional condition at the time ofinspection. No deficiencies observed, ifnot followed by additional comments.

1.8 The ledger board for the screened in porch is attached to brick veneer. Veneer does not have the ability toadequately support the load of a deck, and another method of support will be needed. Recommend evaluation andrepairs by a contractor.



1.8 Joist hangers were not present on joist to rim joist connections. I recommend the installation of joist hangers by acontractor or other qualified person.

1.9 Gas meter appeared functional atthe time of inspection. No deficienciesobserved.

Gas line fittings and connections weretested with a combustion gas meter, andno indications of leaks were present atthe time of inspection.

1.10 Spigot(s) were functional at thetime of inspection, with no deficienciesobserved, if not followed by additionalcomments.



The grounds/exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.

1.11 Retaining walls are inspected inrespect with their effect on the structureof the home. The structural integrity orload bearing capacities of retaining wallsare beyond the scope of a homeinspection. No deficiencies wereobserved in the walls relation to thehome.

Moisture stains noted on the retainingwall. This is indicative of moisture incontact with the wall and infiltrating themasonry below grade. This moisture willfreeze and expand in winter months,damaging the brick and mortar.Recommend evaluation by a contractorfamiliar with retaining walls, and / or amason.



2. Roof

In accordance with industry standards the home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights,chimneys, and roof penetrations; and Signs of leaks or abnormal condensation on building components. The home inspector shall:Describe the type of roof covering materials; and Report the methods used to observe the roofing.

The home inspector is not required to: Walk on the roofing (although every safe attempt to do so, will be taken); to move leaves or otheritems on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems,antennae, satellite dishes and lightning arrestors.

No claims will be made as to remaining roof material life expectancy, and no guarantee or warranty should be expected from comments orobservations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history.Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your homeinsurance policy, or that you obtain a roof certification from an established local roofing company.

Styles & Materials

Inspection method:Aerial drone

Roof Material:Composition architectural shingles (alsocalled laminated or dimensional)

Approximate roof covering age:5 - 10 Years

Number of roofing layers:1

Roof Type:Hip

Approximate Roof Pitch:6 / 12

Vents:PVC plumbing ventsFixed attic exhaust vents

Chimney (exterior):Not present

Skylights:None

IN NI NP RR FYI

2.0 Roof View(s) / General Notes •

2.1 Roof Surface Condition •

2.2 Flashing • • •

2.3 Vents / Protrusions •

2.4 Chimney •

2.5 Sky Lights •

2.6 Gutter / Downspouts • •




Comments:

2.0 Roof view(s)

An aerial drone was used for the roof evaluation. It is understood that this method of inspection is not as thorough asif we were actually able to walk the surface. Although most issues should be found with this method, this isconsidered a limited inspection. If a more thorough inspection is desired, we recommend consulting a roofingcontractor.



2.0 Architectural shingles noted. Architectural shingles, also called dimensional shingles, are thicker and heavier(often 50% more) than traditional 3-tab shingles. These "premium" shingles are manufactured by starting with afiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are addedover the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architecturalshingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typicalreplacement is usually needed 23 - 28 years after the initial installation.

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate theremaining service life of any roof coverings. This is in accordance with all industry inspection Standards ofPractice.

The following factors affect the lifespan of roof covering materials:

• Roofing material quality: Higher quality materials, will of course, last longer.• Number of layers: Shingles installed over existing shingles will have a shorter lifespan.• Structure orientation: Southern facing roofs will have shorter lifespans.• Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.• Climate: Wind, rain, and snow will impact the lifespan of the roof.• Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.• Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.• Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten

lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld.These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of differentshingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use andadequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging andinvasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof islimited to visual portions only.

2.1 The roof surface appears functionalat visible portions. No indications ofdeficiencies observed at the time ofinspection.

2.2 Visible portions of the flashings (drip edge, sidewall, headwall, counter, etc - if applicable) appeared to befunctional at the time of inspection, with no indications of deficiencies observed (unless followed by additionalcomments). Typically most portions of the flashings are not visible as they are covered by the roof covering material,therefore functionality has to be determined by looking for leaks on sheathing in the attic and interior areas whereflashing is assumed to be in place.



2.2 Kickout flashing noted as missing at two locations on the front of the home. Staining can be observed on thebrick below the areas of missing kickout. Kickout flashing is needed when guttering meets a sidewall, preventing rainwater from infiltrating between the end of the gutter and wall. Have an exterior contractor to review for repair.

2.3 Vent boots are cracked wherethey surround the PVC vent, this canallow rain water to infiltrate the attic area.Have a qualified person to repair /replace as needed.

Exposed nail heads observed onplumbing vent boots. Recommendsealing all nail heads to prevent thechance of leaks.

2.6 The gutters appeared functional, but due to the lack of substantial rain at the time of inspection, I am unable todetermine if gutters have a leak at seams or endcaps.

2.6 Downspout for the screened inporch noted as needing a betterconnection to drain tube. A looseconnection can allow water to saturatethe grounds in the area of thedownspout, possibly adding moisture tothe crawl space / basement area.



The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during the inspection and currentweather conditions, but can leak at any time. If moisture stains or exposed nail heads are mentioned in this report, we highly encourageyou to have these areas evaluated and repaired. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.

2.6 Gutters noted as dischargingonto the roof surface. Most shinglemanufacturers will void or alter theShingle warranty due to gutteringdischarging on the roof surface. Thisdischarged water can loosen the ceramicgranules and cause premature aging ofthe shingle surface. (attached is apicture of GAF's warranty)



3. Exterior Areas

In accordance with industry standards the home inspector shall observe: From ground level - Wall cladding, flashings, and trim; entrywaydoors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials;Operate all entryway doors and a representative number of windows; and probe exterior wood components where deterioration issuspected.

The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonalaccessories; Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buriedfuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment,plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials

Wall Construction:Wood framed 2X

Siding Material:Brick veneer

Window Material:Vinyl

Soffit / Fascia:Vinyl soffit vinyl-clad fascia

Exterior Doors:FiberglassSteel

IN NI NP RR FYI

3.0 Exterior Views / Notes •

3.1 Siding / Walls Condition • •

3.2 Window Exteriors •

3.3 Eaves / Facia •

3.4 Exterior Doors • • •


Comments:

3.0 Exterior Views



3.1 The brick veneer was in satisfactorycondition at the time of inspection. Nodeficiencies were observed, if notfollowed by additional comments.

A hairline settlement crack was observedin brick veneer to the left of the garagedoors. Brick veneer is independent of thefoundation wall, and does not alwaysindicate a structural problem. No lateraldisplacement or settlement wasobserved with the crack(s) at the time ofinspection.

3.2 The exterior components of thewindows (mouldings, etc.) were insatisfactory condition at the time ofinspection. No deficiencies observed atvisual portions, if not followed byadditional comments.

3.4 All doors were operated, and were in functional and satisfactory condition, at the time of inspection. Nodeficiencies observed, if not followed by additional comments.

3.4 Egress Concern: Exterior door(s) have a double-keyed deadbolt. This can slow someone trying to escape incase of fire. Recommend replacement.

3.4 Damaged / missingweatherstripping noted on the rear door.Recommend replacing as needed. Soldat Lowes / Home Depot.



The grounds/exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.



4. Kitchen

In accordance with industry standards the inspector will examine and report the condition and operation of the dishwasher by initiating acycle, the range by testing heating elements, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at thefixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets,windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required tohave GFCI receptacles in the kitchen, but upgrading is recommended for safety.

Styles & Materials

Counter Top Material:Granite

GFCI Protection:Yes

GFCI Reset Location:On Receptacle(s) themselves

Range Energy Source:Electric

Exhaust Venting:RecirculatingBuilt into microwave

Heating / Cooling Source Present:NoAdjacent to the area

Windows:Not present

Doors:Masonite

Floors:Tile

Walls:Drywall

Ceilings:Drywall

IN NI NP RR FYI

4.0 Kitchen View / General Notes •

4.1 Cabinets / Counters •

4.2 Sinks • •

4.3 Spray Wand •

4.4 Plumbing •

4.5 Garbage Disposal •

4.6 Dishwasher •

4.7 Oven / Range •

4.8 Cook Top • •

4.9 Exhaust Vent •

4.10 Microwave •

4.11 Trash Compactor •

4.12 Register •




Comments:

4.0 Kitchen View

4.2 The kitchen sink fixtures and faucetwere operated and appeared functionalat the time of inspection. No deficiencieswere observed, if not followed byadditional comments.

Fixture handle noted as loose.Recommend securing.

4.4 The supply and drain lines werefunctional at the time of inspection. Noleaks or indications of deficiencies wereobserved, if not followed by additionalcomments.



4.6 The dishwasher was operated byrunning a normal wash cycle, and wasfunctional at the time of inspection. Theunit's ability or efficiency of cleaningdishes is not tested for.

4.7 The oven was operated by placing into "Bake" mode, and was functional at the time of inspection. Temperaturecalibration, "clean" option, and other functions are not tested for. No deficiencies observed.

4.8 All cooktop heating elements turnedto "High", and were functional at the timeof inspection.

4.8 The cooktop is cracked in thebottom right corner. Repairs /replacement recommended as needed.



The kitchen and built-in appliances of the home were inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind.Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used inyour further inspection or repair issues as it relates to the comments in this inspection report.

4.10 Microwave was tested by runningon "Cook" mode for 30 seconds, andwas functional. The efficiency of the unitor other functions are not tested.



5. Bathroom(s)

In accordance with industry standards the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets,exposed plumbing, presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, windows, doors,heating/cooling source, ventilation, and presence of GFCI protection, if applicable. Personal belongings on counters or in cabinets are notmoved for visual accessibility. GFCI protection in bathrooms was not required in homes built prior to 1975; but upgrading is recommendedfor safety.

Styles & Materials

Counter Top Material:Solid SurfaceCorian

GFCI Protection:Yes

GFCI Reset Location:On Receptacles themselvesExtra Info : Receptacle themselves

Heating / Cooling Source Present ineach room:No

Windows:Vinyl framed fixed window(s)

Doors:Masonite

Floors:Tile

Walls:Drywall

Ceiling:Drywall

IN NI NP RR FYI

5.0 Bathroom View(s) / General Notes •

5.1 Cabinets/Counters •

5.2 Exhaust Fan •

5.3 Mirrors •

5.4 Sinks • •

5.5 Visible Plumbing •

5.6 Showers •

5.7 Shower / Tub Walls •

5.8 Enclosure •

5.9 Bath Tubs •

5.10 Toilets • • •

5.11 Registers •




Comments:

5.0 Room view(s)

5.4 Sink fixtures and faucet(s) were operated, and no deficiencies were observed with water pressure or drainingfunctionality, if not followed by additional comments.

Lift rods not connected to stoppers in the half bathroom and master bathroom. Have a qualified person to repair asneeded.

Hot water fixture on the right sink in the master bathroom was loose and needs securing.



5.5 No deficiencies or leaks observed in water or drain lines at the time of inspection, if not followed by additionalcomments.

5.6 Shower(s) were functional at the time of inspection. No deficiencies observed, if not followed by additionalcomments.

5.8 The shower enclosure was functional at the time of the inspection, with no deficiencies observed. Water is ran inthe shower for a few minutes, but I can not guarantee leaks are not present around the enclosure. If leaks occur theenclosure track should be sealed with silicone or a similar product as needed.



5.9 Whirlpool tub noted in the masterbathroom. Water was ran from the faucetand no deficiencies were present withthe pressure or drainage. A stopper wasnot present so the jet motor wasengaged for less than one second toconfirm functionality. GFCI protectionwas present as well.

5.9 Water was ran from fixture in bath tub(s), pressure and drainage noted as functional. The tubs were looked overextensively for any cracking and / or defects, and no damage was present at the time of inspection. No deficienciesobserved if not followed by additional comments.



5.10 Toilet(s) were flushed and were functional at the time of inspection. No deficiencies observed if not followed byadditional comments.

5.10 Moisture content (16 - 20%WME) present at the base of the toilets in the half bathroom and masterbathroom. This is most likely leaking wax rings. Repairs are recommended by a licensed plumber.

5.10 The water valve was off for thetoilet in the master bathroom, and thistoilet was not checked for functionality.



The bathroom(s) of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection did not involve moving any personal belongings, area rugs or areasobstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report shouldbe considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as itrelates to the comments in this inspection report.

5.11 Air supply at the register(s) tested as functional at the time of inspection, no indications of deficienciesobserved.



6. Interior Areas

In accordance with industry standards the home inspector shall observe: walls, ceiling, and floors; steps, stairways, balconies, andrailings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces byexamining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate arepresentative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;Carpeting; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be litif it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.

Styles & Materials

Heating / Cooling Source Present inEach Room:Yes

Odors present in the home:None

Fireplace Locations:Living RoomFamily RoomOffice / study

Fireplace Style:Un-vented gas logs

Windows:Vinyl framed double hung window(s)Vinyl framed fixed window(s)

Doors:Masonite

Floors:Hardwood floorsCarpetTile

Walls:DrywallWood

Ceilings:Drywall



IN NI NP RR FYI

6.0 Room View(s) / General Notes •

6.1 Cabinets •

6.2 Ceiling Fans •

6.3 Smoke Alarms / Detectors •

6.4 CO Detectors •

6.5 Door Bell •

6.6 Fireplace • •

6.7 Stairs / Handrails / Guardrails •

6.8 Registers • •

6.9 Closets •

6.10 Window Condition • •

6.11 Doors • •

6.12 Floor Condition •

6.13 Wall Condition • •

6.14 Ceiling Condition • •




Comments:

6.0 Room view(s)

In accordance with industry standards, a representative number of receptacles, light switches, ceiling fans, interiordoors, and windows were inspected. While I try to test every one of these items present in the home, this can bedifficult when the home is occupied. Therefore, I can not guarantee that all of these items were inspected. Roomview(s)

6.2 The ceiling fan in the living roomwobbled heavily when operated..Repairs are recommended by a licensedelectrician or other qualified person.



6.3 Smoke alarms are recommendedfor each sleeping room and (1) outsideof each sleeping room(s), and one perlevel including the basement. Irecommend testing the smoke alarmsbefore spending your first night in thehome, and monthly thereafter. Severalother recommendations relating tosmoke alarms and fire safety arerecommended by the NFPA, and can befound here:

http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

The smoke alarm(s) that were presentwere tested by depressing the "test"button and an audible alarm sounded. Atrue test of the alarm(s) would requirethe use of a smoke can and is beyondthe scope of a Home Inspection. It isrecommend to test the alarms monthly,replace the batteries every six months,and replace the alarms themselvesevery five years. Dual sensor alarmsincorporating both an ionization sensingchamber and photoelectric eyes arerecommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

6.3 Some smoke detector(s) are a part of the Central alarm system of the home, and can't be tested independently.Confirm proper operation of the smoke detector(s) with the monitoring company as soon as moving into the home forfire safety. Independent battery powered alarms should be installed as well, in case of service interruption with themonitoring company.

6.4 The installation of Carbon Monoxide (CO) detectors are highly recommended outside of each sleeping area, oneach floor, and in the area(s) of any gas appliances, and / or gas fireplace(s). More information about CO detectorsand there requirements can be found here:

http://www.nfpa.org/public-education/by-topic/fire-and-life-safety-equipment/carbon-monoxide/carbon-monoxide-safety-tips











6.6 The Fireplace(s) are evaluated by a visual examination of the hearth, mantle, firebox, and by operating the fluedamper (if applicable).

An NFPA level 2 fireplace examination by a chimney sweep is recommended by the NFPA during transfer ofownership of a home. This is highly recommended as they are invasive with their examination and can uncoverissues not seen during a home inspection.

Gas fireplaces are not tested for functionality as there are specific instructions for ignition that must be closelyfollowed for safety. These lighting procedures vary from manufacturer to manufacturer. Gas Fireplace instructionmanuals highly recommend that the manual is given to the new owners so that safety precautions are followed. Aswell manufacturers recommend that gas fireplaces are inspected, and maintenance is performed annually.Recommend maintenance by a gas fireplace professional prior to using.

Gas shut off valve noted as present.

6.7 The steps had more than 3/8 of an inch variance between riser heights. This is a potential trip hazard.Current safety standards require that riser heights shouldn't vary more than 3/8" between treads.

Riser height over 7 3/4" present on steps. Current standards require riser height to be a maximum of 7 3/4" for safety.Anything over this height can possibly throw the pitch of the stairs off and be a potential trip hazard.



6.8 Air supply at the register(s) tested as functional at the time of inspection, no indications of deficiencies observed.

6.8 There is a dead animal presentbehind a register in bedroom 3. Theportion of the attic above this area wasnot accessible to evaluate the ductworkfor holes or an entry point for the animal.

6.10 Windows that were operated, werefunctional and in satisfactory condition, ifnot followed by additional comments.

6.10 The top sash fell slightly on several windows when the window was unlocked. This is most likely due to adeficiency with the balance that provides tension to the sash, keeping them in place. Repairs are recommended asneeded by a window contractor or other qualified person.



6.11 Upstairs bedroom bathroom door noted as not latching properly. Recommend adjustments / modifications asneeded for proper operation.

6.11 The master bedroom door and bedroom 2 door noted as binding / rubbing on jamb. Recommend adjustment /modifications as needed for proper operation.

6.12 The hardwood flooring is buckled somewhat on the front corner of the dining room. Moisture content of over16%WME was present. This is adjacent to the missing kickout flashing, which may be the cause of the moisture inthis area. Repairs are recommended as needed by contractor.

6.13 Settlement crack(s) observed onwalls in areas. All homes settle and mostcracks are superficial if not associatedwith binding doors, un-level floors, andother signs of serious settlement.

Accurately addressing the severity of acrack during a home inspection isimpossible as I have no knowledge ofhow long the crack has been in place,and whether or not it is has beenrecently active. I will report on the visualcondition of the crack at the time ofinspection, as well as evaluating the floorsupport / structure under the area. Onlya foundation contractor or structuralengineer (P.E.) can determine theseverity of a crack.



The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areasof concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs orareas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues asit relates to the comments in this inspection report.

6.14 Crack(s) were observed at drywalljoints on the ceiling in bedroom 2. Thiscan be caused by expansion andcontraction of building materials,standard settlement, or a combination ofboth. Repairs recommended as neededby a drywall contractor.

6.14 Drywall tape was visible in areas.This is typically due to standardexpansion and contraction. (cosmetic)



7. Laundry

The inspector will examine and report on the condition of the exposed plumbing; presence of a 240 volt receptacle, GFCI receptacles, dryervent condition and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable. Washers anddryers are not moved for visual accessibility, as well the units themselves, the washer supply lines, and drainpipe are not tested forfunctionality.

Styles & Materials

Dryer Vent termination:Exterior air

Dryer Energy / Fuel Source:Electric

Receptacle grounded?:Yes

220V / 240V receptacle present:Yes

Windows:Vinyl framed double hung window(s)

Doors:Masonite

Floors:Tile

Walls:Drywall

Ceilings:Drywall

IN NI NP RR FYI

7.0 Laundry View(s) / General Notes •

7.1 Cabinets •

7.2 Counters •

7.3 Dryer Vent •

7.4 Gas Valves •

7.5 Plumbing • •

7.6 Wash Basin / Laundry sink •

7.7 Register •


Comments:

7.0 Laundry view



The laundry area of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection did not involve moving the washer and dryer or testing their operation. Aswell, the washer supply lines and drainpipe is not tested for functionality. Please be aware that the inspector has your best interest inmind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.

7.3 The dryer vent is missing theexterior cover, this can allow insects /wildlife to enter duct. Recommend for anexterior vent cover to be installed.

7.5 Washing machine water valves andvisual portions of the drain (standpipe)are visually examined but are notoperated or tested for functionality. Noindications of deficiencies observed atthe time of inspection.

7.6 The wash basin was operated, andwas functional at the time of inspection.No leaks or deficiencies observed.



8. Garage

The inspector will examine the Attached garage and report the condition of the: garage door(s) (including related parts), the garage dooropener, the presence and operability of photo electric eyes (safety feature), doors, ceilings, floors, a representative number of windowsand receptacles, and the presence of GFCI receptacles. Remote controlled transmitters are not tested for functionality. Current safetystandards require the presence of 5/8" Type X drywall for wall/ceiling surfaces, as well as a steel fire rated door between the garage andliving areas for fire safety. We recommend that these improvements be considered for the safety of the occupants.

Styles & Materials

Garage Door Type:Aluminum sectional door(s)

GFCI Protection:Yes

GFCI Reset Location:At garage receptacle

Windows:Vinyl framed double hung window(s)

Doors:Steel9 lite steel

Floors:Concrete slab

Walls:DrywallFramed Walls

Ceiling:Drywall

IN NI NP RR FYI

8.0 Garage View(s) / General Notes •

8.1 Garage Door Condition • •

8.2 Garage Door Parts •

8.3 Garage Opener Status •

8.4 Garage Door's Reverse Status •

8.5 Window Condition •

8.6 Exterior Door •

8.7 Other Doors •

8.8 Floor Condition •

8.9 Wall Condition •

8.10 Ceiling / Framing •




Comments:

8.0 Garage View(s)

Personal belongings noted. Pleaseremember that personal belongings arenot moved for visual accessibility ofareas, this includes but is not limited to:throw rugs, wall coverings, furnishings,decorations, cabinet / drawer storage,etc. I highly recommend taking a finalwalk through of the home once vacant,to observe any areas that were notaccessible during the inspection.

8.1 Garage door(s) were functional atthe time of inspection. No deficienciesobserved, if not followed by additionalcomments.

8.3 Chain drive opener(s) noted.Functional at the time of inspection. Nodeficiencies observed.

8.4 Eye beam system(s) present and functional at the time of inspection.

"Resistance" test passed. Garage doors contain two safety measure to prevent someone from being injured or pinnedby a closing garage door. Photoelectric eyes, and an auto reverse feature if the door meets resistance.

8.5 Window(s) were operated and appeared functional at the time of inspection.



The garage of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areasof concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs orareas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues asit relates to the comments in this inspection report.

8.8 Typical settlement / shrinkagecracks noted on concrete slab (under1/4" wide). These can be caused by theratio of sand to concrete mix used whenthe slab was poured, the lack ofexpansion or relief joints, or standardsettlement. If a concern, have a concretecontractor to evaluate.

8.10 Drywall ceiling. No deficienciesobserved.



9. Heating / AC

In accordance with industry standards the home inspector shall observe permanently installed heating and cooling systems including:Heating and cooling equipment that is central to the home; visible ducts and piping, air filters, registers, and the presence of an installedheat source in each room. The home inspector shall describe: the energy source and heating equipment. The home inspector shall operatethe systems using normal operating controls. The home inspector shall open readily openable access panels provided by themanufacturer or installer for routine homeowner maintenance.

The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipmentdamage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Humidifiers; Electronic air filters; or Theuniformity or adequacy of heat supply to the various rooms. Efficiency of the units and load testing are not conducted. Condensing unitscan not be tested when temperatures are lower than 60 degrees, due to the possibility of damaging the compressor. Clients are advised tohave an HVAC company to perform maintenance on the system on an annual basis.

Styles & Materials

Heating Source:Air handler

Heater Locations:BasementAttic

Cooling Source:ElectricCondensing unit

Manufacturing Year of Cooling Unit:2008

Cooling Source Unit Location:Rear of the home

Filter Locations:Upstairs hallway wallLiving room wall

Filter Size:20 X 2520 X 30

Thermostat Location:Living room wallUpstairs hallway wall

Acceptable Differential (Delta-T):No

IN NI NP RR FYI

9.0 Air handler / Furnace Condition • •

9.1 Heater Base • •

9.2 Enclosure •

9.3 Refrigerant Lines •

9.4 Condensate Pump / lines • •

9.5 Condensing Unit / AC Condition • • •

9.6 Air return •

9.7 Air supply • •

9.8 Filters •

9.9 Thermostats •




Comments:

9.0 The units tested as functional at normal operating controls, at the time of inspection. No indications ofdeficiencies observed, if not followed by additional comments.

9.0 A "catwalk" is missing leading to the attic air handler / furnace. A 22" wide decking passageway should beinstalled leading to the unit, with a 30" X 30" platform in front of the unit for servicing / maintenance. Recommendinstallation by a qualified person.

9.1 The wall height for the auxiliarydrain pan is under 1 1/2" in height. Thisreduced height may not containcondensate should a deficiency with theunit occur, and may not be tall enoughfor the float switch to cut power to theunit. Repairs are recommended by aHVAC contractor. More info can be foundhere:


9.4 The condensate pump for thebasement unit appeared functional at thetime of inspection. No deficienciesobserved. These are not tested forfunctionality, as water would have to bepoured into unit to initiate pump cycle.






9.4 Visible portions of the condensate drain line for the attic unit noted as not trapped. This can allow exterior airto enter the air handling unit possibly preventing condensate from exiting the unit. Have an HVAC company toevaluate for repair.

9.5 The condensing units tested as functional at normal operating controls, at the time of inspection. No indicationsof deficiencies observed, if not followed by additional comments.



9.5 One condensing unit is not level.This can put strain on the fan motor andaffect system performance. Recommendleveling unit. Have an HVAC company toreview for repair.

9.5 The HVAC is not functioning correctly on the main level. In heating mode the system produced a Delta-T(temperature differential) of only around 10 degrees between return and supply air (16 - 25 degrees is typical).Cooling mode was not functional at all on the main level. Repairs as needed are recommended by a HVACcontractor.

Return air temp at 60 degrees. Heat output at 68 degrees. AC non-functional.

9.6 The return air supply system wasfunctional at the time of inspection forthe upstairs unit. No indications ofdeficiencies observed.

A temperature reading of the return air istaken at the time of inspection, toprovide a baseline to determinetemperature differential between returnand supply air.

Return air temp at 67 degrees upstairs.



The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes everyeffort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspectiondoes not involve removal and inspection behind service doors or dismantling that would otherwise reveal something that only a licensedHVAC contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in thisreport should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repairissues as it relates to the comments in this inspection report.

9.7 The air supply system was functional at the time of inspection for the upstairs unit. No indications of deficienciesobserved.

Typical temperature differential between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25degrees in heating mode.

Heat output upstairs at 91degrees, 24 degree differential.

AC output at 50 degrees upstairs,17 degree differential.

9.8 Dirty filter noted. Recommend replacement ASAP, this puts additional strain on the air handler.

9.9 Thermostat(s) were functional at the time of inspection. No deficiencies observed.



10. Water Heater

In accordance with industry standards the inspector will examine and report the condition of the water heater enclosure, plumbing supply,energy source, venting, and TPR valve, if applicable. The inspector is not required to activate the system if it is powered down, or the pilotflame is not lit.

Styles & Materials

Water Heater Energy Source:Gas

Heater Locations:Basement

Manufacturing Year:2007

Capacity:50 gallons

Plumbing Material Type:Aquapex

Overflow( Discharge tube):None

IN NI NP RR FYI

10.0 Water Heater Condition •

10.1 Combustion •

10.2 Venting •

10.3 TPRV •

10.4 Gas Valve •

10.5 Water lines •

10.6 Overflow Condition •


Comments:

10.0 Water heater was functional at the time of inspection. Hot water was produced. No deficiencies observed if notfollowed by additional comments.



10.1 The combustion chamberappeared to be in functional condition. Asteady blue flame was present. Nodeficiencies observed.

10.2 No deficiencies observed with water heater vent pipe.

10.3 TPR valve in place, and appearedfunctional. These are not tested due tothe fact that once they are tested, theytend to form a drip leak.

10.4 Gas shut-off valve and sedimenttrap present. No deficiencies observed.

Gas line fittings and connections for thewater heater were tested with acombustion gas meter, and noindications of leaks were present at thetime of inspection.



The water heater of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.

10.5 Visible portions of the water linesappeared functional. No deficienciesobserved.

Expansion tank noted. Expansion tanksare used to protect your water heater.When water is heated in the waterheater it expands, with an expansiontank in place, this "expanded" hot waterhas somewhere to go, instead of puttingpressure on the tank and internalcomponents.

More info can be found here:https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-water-heater/

10.6 TPR valve discharge pipe notpresent. A copper or CPVC pipe must beconnected to the TPR valve andterminate no more than 6" from the floor,into a container, with an air gap betweenthe end of the tube and the container.Recommend repair by a licensedplumber.



https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-water-heater/



11. Electrical

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, andmain and distribution panels; Amperage and voltage ratings of the service (if conductors' sizing text is present / legible); Branch circuitconductors, their over current devices, and the compatibility of their ampacities and voltages; The home inspector shall describe: Serviceamperage and voltage (if known); Service entry conductor materials; Service type as being overhead or underground; and Location ofmain and distribution panels. The home inspector shall report on the presence of any observed aluminum branch circuit wiring.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current deviceexcept ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main andauxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors;Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.

Styles & Materials

Service Rating:2 X 200 amps 120 / 240VAC

Main Electrical Panel Location:Garage

Sub Electrical Panel Location:Basement

Panel Type:Breakers

Electric Panel Manufacturer:Siemens

Main Disconnect Location:In panel box

Service Entrance Conductors:4/0 Aluminum

Branch Wire Material:Copper

Visible Wiring Type:Romex

Breakers in off position:1

AFCI Protection:Yes

GFCI Protected Locations::BathroomsKitchenBasementExteriorGarage

IN NI NP RR FYI

11.0 Receptacles • •

11.1 GFCI Protection •

11.2 Switches / Lights / etc. •

11.3 Service Entrance •

11.4 Electrical Panel • •

11.5 Distribution Panel (Sub-panel) •

11.6 Panel Grounding / Bonding •

11.7 Main Amp Breaker / Disconnect • •

11.8 Breakers •




Comments:

11.0 All receptacles that were testedthroughout the home, tested as beingwired correctly, if not followed byadditional comments.

11.0 There were switch and / orreceptacle plate(s) missing in areasthroughout the home. This is a safetyhazard, as someone could be shockedby touching live wires. I recommend theinstallation of new plates.

11.1 GFCI protected receptacles in place and tested as functional, if not followed by additional comments.

11.2 Multiple overhead light(s) not functional throughout the home (kitchen, kitchen pantry, exterior, upstairshallway, upstairs bedroom, family room, master bathroom, master closet, etc.) There was a tripped AFCI breaker thatis likely affecting some of these lights, but not all. With this many lights being not functional, evaluation and repairs asneeded is recommended by a licensed electrician.



11.3 There is an underground servicelateral noted. Meter appeared functional.No deficiencies observed.

11.4 No wiring deficiencies were observed in the electrical panels at the time of inspection, if not followed byadditional comments.

No hot spots were observed in the electrical panels, under current loading conditions, during the inspection.

11.4 The legend is noted as incomplete for the electrical panels. A legend is required so that breakers are labeled,ensuring correct circuits are shut off in case of the need of service, etc.

11.5 No deficiencies were observed inthe distribution panel(s) at the time ofinspection. Appeared functional.



11.6 Grounding wire (GEC) present and connected in the panels. Typically the termination point to a grounding rod,etc. is not visible.

11.7 Service disconnect / main amp breaker appeared functional. No deficiencies observed.

Aluminum service entrance conductors are present, and no antioxidant paste was applied where they connect to thelugs on the main breaker / disconnect. Most panel manufacturers recommend the use of antioxidant paste. Repairsare recommended as deemed necessary by a licensed electrician.

11.8 An AFCI breaker was tripped inthe panel. When attempting to turn thebreaker back on, it would instantly tripagain. The breaker may be defective orthere could be a fault on the circuit.Repairs are recommended as needed bya licensed electrician.



The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet notaccessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interestin mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.



12. Plumbing

In accordance with industry standards the home inspector shall observe at visible portions: Interior water supply and distribution system,including: piping materials and supports; fixtures and faucets; functional flow; leaks; and cross connections. Interior drain, waste, andvent system, including: traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe: Water supply anddistribution piping materials; Drain, waste, and vent piping materials; and Location of main water supply shutoff device. The homeinspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flowend of the faucet is connected to an appliance.

The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposalsystems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, andhose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-sitewaste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools;Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials

Shut off valve location:Basement

Water lines material:Aquapex

Waste / Drain lines material:PVC

Functional flow (water pressure):Yes

Functional drainage:Yes

IN NI NP RR FYI

12.0 Water Shut Off Valve •

12.1 Pressure Regulator (reducing valve) •

12.2 Water Pressure •

12.3 Water Lines •

12.4 DWV Drain, waste, and vent lines •




Comments:

12.0 Main shut off valve and water manifold appeared functional. No deficiencies observed.

Water manifold. Main shut off valveon front foundation

wall in thebasement.

12.2 The water pressure tested at anacceptable level at the time ofinspection. 80psi or less is generallyrecommended to protect supply linesfrom leaking, due to pressure (60 - 70psiis preferred). Most pressure regulatorsare adjustable from 25 - 75 psi.

75 - 80 psi at exterior spigot.

12.3 Visible portion of the water supply lines appeared functional. No deficiencies observed.



The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability tohandle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be working during aninspection but then fail under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing)rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Anyrepair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.

12.4 Visible portions of the (DWV) drain, waste, and vent lines appeared functional. No deficiencies observed, if notfollowed by additional comments.

Water was ran through all fixtures in the home for an extended period of time, no leaks were observed in visibleportions of the plumbing waste / drain lines.



13. Attic / Roof Structure

In accordance with industry standards the inspector will examine the attic area and report the condition of the access (including location),insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation ifapplicable.

The installer is not required to: move or disturb insulation or report on adequacy of current ventilation. We do not attempt to enter atticswith less than 36" of headroom; where insulation obscures the ceiling joists; or where ducts block access. In these cases we will evaluatefrom the access opening as best we can.

Styles & Materials

Access Location:Bedroom closet ceilingGarage ceiling

Access Type:Scuttle hole(s)Pull down stairs

Inspection Method:Inspected from openingWalked areas where possible

Visibility of Area:50%-75%

Construction type:Rafters / ceiling joists

Ventilation:Soffit ventsFixed exhaust vents

Insulation Type:Blown in fiberglass insulation

Avg. Insulation Depth:Approx. 10-12 inches in depth

IN NI NP RR FYI

13.0 Attic View(s) / General Notes •

13.1 Attic Access •

13.2 Roof Structure •

13.3 Ventilation •

13.4 Insulation Condition •

13.5 Duct Work •

13.6 Exhaust Vent(s) •

13.7 Visible Wiring •

13.8 Attic Plumbing Vents •




Comments:

13.0 Attic View(s)

Attics are navigated as best we can; levels of high insulation, HVAC ductwork, framing, and other factors can detervisibility of areas and prevent physical and visual accessibility of some areas. Approximately 65% of this attic wasable to be inspected / physically walked. Inspection limited to visual portions only.

The portion of the attic above the upstairs bedrooms is not accessible from the attics on the left and right sides of thehome. I recommend having a scuttle hole or pull down stairs installed upstairs for future servicing of upstairselectrical, HVAC, etc.

13.1 No deficiencies observed with attic accesses.



The attic area was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned inthis report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repairissues as it relates to the comments in this inspection report.

13.2 Framing / sheathing appearedfunctional at visual portions. Noindications of deficiencies observed atvisual portions, if not followed byadditional comments.

No leaks or moisture intrusion wasobserved at visual portions, at the timeof inspection.

13.3 No indications of deficiencies were observed at visible portions with the ventilation of the attic.

13.4 Insulation level appearedadequate and uniform. No deficienciesobserved.

Current Energy Star standardsrecommend 10"-13" of insulation or anR-30 to R-39 rating.

13.5 The duct work was not visible from accessible portions of the attic.

13.6 The bathroom exhaust vents were not visible from accessible portions of the attic.

13.7 No wiring deficiencies were observed at visible portions.

13.8 The plumbing vents were not visible from accessible portions of the attic.




In accordance with industry standards the inspector will examine and report on the condition of the: Crawl space access (and method ofexamining the crawl space), foundation walls, framing (including probing of any framing that looks to have damage / deterioration),columns / piers, plumbing, electrical, insulation, drainage, and sump pump, if applicable.

The inspector is not required to: enter any crawl space that is not readily accessible, where headroom is less than 24", or is deemed in ouropinion, as a danger to inspector; report adequacy or of structural components, or report on spacing, span, or size of structuralcomponents.

Ductwork, framing, plumbing, and insulation may block visual accessibility of some areas. Robotic drones with cameras may be used toinspect the crawl space, in this case it is understood that there are visual limitations with this method, and all issues may not be visible ordiscovered, and therefore should be viewed as a limited inspection.

The inspection is limited to the conditions on the inspection day; we inspect several items to try and determine if moisture is or hasinfiltrated the basement / crawl space area. But, can not guarantee that water will not infiltrate the area at a future time due to conditionsunforeseen at the time of inspection.

Styles & Materials

Foundation Type:Combination basement and crawl space.Slab below grade and pier and beamconstruction.

Footers:Footers are not visible or inspected duringa home inspection

Crawlspace Access:Opening in foundation wall

Inspection Method (Crawl space):Crawled / walked areas where possible

Visibility of Area:90%+

GFCI Protection:Yes

Floor Structure:I Joists (Engineered floor joists)

Moisture Conditions:Dry

Doors:Entry doorGarage doorInterior door

Window Types:None

Walls:CMU - Concrete block

Floor Type:Concrete slabDirt Floor



IN NI NP RR FYI

14.0 Area View(s) / General Notes •

14.1 Moisture Presence •

14.2 Crawl Space Access •

14.3 Ventilation •

14.4 Visible Electrical / Wiring •

14.5 GFCI •

14.6 Walls • •

14.7 Framing •

14.8 Subfloor •

14.9 Columns • •

14.10 Piers •

14.11 Stairs • •

14.12 Window Condition •

14.13 Door Condition •

14.14 Garage Door •

14.15 Floor Condition • •

14.16 Insulation •

14.17 Ductwork •




Comments:

14.0 Basement / Crawl Space View

Insulation, plumbing, framing, low clearance, and / or HVAC ducts may block visual accessibility of some areas.Approximately 90% of this basement / crawl space was able to be visually inspected. Inspection limited to visualportions only.

Insulation is present between the floor joists. This insulation obscures visual accessibility of the subfloor, as well asmost portions of the floor structure (framing). Portions of the plumbing, HVAC ductwork, and other items will also beobscured. Inspection limited to visual portions only.

14.1 No water / moisture intrusion noted at the time of inspection. I look for signs of prior water intrusion into thebasement / crawl space area by evaluating the walls and floors looking for moisture stains and other signs of priorwater intrusion. I can not guarantee that water will not infiltrate this area at a future time due to a heavy rain orchanges in conditions. I highly recommend consulting with the sellers as to prior moisture infiltration into this area,and reading the sellers disclosure which would list such a condition.

14.2 Crawl space access noted as functional, no deficiencies observed.

14.3 No indications of deficiencies observed with the ventilation of the crawl space.

14.4 All receptacles that were tested,tested as being wired correctly, if notfollowed by additional comments.

No electrical deficiencies observed atvisible portions.

14.5 GFCI receptacles present and tested as functional.



14.6 No deficiencies were observed at the visible portions of the foundation walls, if not followed by additionalcomments.

14.6 Fungal growth was observedon drywall underneath the stairs.Moisture content at the time ofinspection was not sufficient forcontinued growth (<16%WME).Evaluation and remediation of thegrowth, if needed, is recommended byan environmental company.

14.7 Framing appeared functional atvisible portions. No areas of damaged ordeteriorated wood was observed at thetime of inspection.

14.8 Subfloor not visible for inspection due to lack of visual accessibility. (insulation between joists)



14.9 Columns appeared functional at visible portions. Appeared to be supporting structure well.

Steel columns were nailed to the main beam. Columns should be lagged to the beam. Recommend repairs by aqualified person.

Example of columnlagged to the main beam.

14.10 Visible portions of the piersappeared functional, with no deficienciesobserved. Appeared to be supportingstructure well.

14.11 Handrail(s) missing onbasement stairs. A continuous handrailshould be installed that extends from thetop stair tread to the bottom tread.



14.13 Exterior door noted as functional.No deficiencies observed if not followedby additional comments.

Recommend painting exterior moulding,currently weathered.

14.14 Manual garage door noted asfunctional at the time of inspection. Nodeficiencies observed.

14.15 Typical settlement / shrinkagecracks noted on concrete slab. Thesecan be caused by the ratio of sand toconcrete mix used when the slab waspoured, the lack of expansion or reliefjoints, or standard settlement. If aconcern, have a concrete contractor toevaluate.

14.15 Dirt floor noted in the crawlspace. A vapor barrier is recommendedas several gallons of water mayevaporate from earth / dirt daily, addingmoisture / condensation to the crawlspace area, and into the home.Installation of vapor barrierrecommended by a qualified person.



The crawl space and / or basement area was inspected and reported on with the above information. While the inspector makes every effortto find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repairitems mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.

14.17 Ductwork appeared to be sealedand supported well at visible portions.No deficiencies observed.



777 inspection dr / professional home inspections / kc bartley · 2020-03-18 · professional home...

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