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COPYRIGHT-2011 - This report is a work product of Black Hills Inspection Services, LLC (aka BHIS). Itmay not be duplicated in any form without express permission of BHIS, or the above named client. Thisreport contains proprietary information that is the property of BHIS. Any unauthorized use is prohibited.

Black Hills Inspection ServicesConfidential - Property Inspection Report - Confidential

Cover Page

1234 Paradise Dr., Black Hills SD, 57XXXInspection prepared for: N. Vestor Fortunate

Agent: Worx Forclient - Client's Preferred Real Estate

Inspection Date: 3/12/2010 Time: 1:00-5:15pm Age: 14 Size: ~4500 sq. ft.

Weather: cloudy

Inspector: Bruce BowdenS. Dakota Real Estate Commission License # 14810

7009 Juniper Ct., Black Hawk, SD 59718Phone: 605-791-2909 Fax: 605-787-6552

Email: [email protected]

Black Hills Inspection Services 1234 Paradise Dr., Black Hills, SD

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Inspection and Site Details

1. Inspection TimeStart: 1:00 PM End : 5:30 PM

2. Attending InspectionPartially participated (summary walk-thru at end)

3. Residence Type/StyleDetached, Single Family Home

4. Garage/CarportAttached 3-Car Garage

5. Age of Home or Year BuiltBuilt in:, 1997

6. Square Footage~ 4000 sq ft above partially finished basement

7. Front of Home FacesFor the purpose of this report the building is considered to be facing, North

8. Bedrooms and BathroomsNumber of Bedrooms: 5Number of Bathrooms: 4. Full Baths. 2. Half Bath(s)

9. OccupancyModerate to heavy personal and household items observed.Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinetinteriors may be restricted by furniture or personal belongings. Any such items are excluded from thisinspection report.

10. Temperature55 degrees

11. Weather ConditionsCloudy

12. Rain in the Last Three DaysWeather leading up to inspection was wet • Snow has melted.


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Exterior

1. Exterior Views

2. DrivewayMaterials: ConcreteObservations:• Driveway in good shape except as noted.• Obtain an estimate for repairs or replacing before closing.• Heavy cracking on one panel.


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Driveway crack possibly resulting from drainage under-slab erosion.

3. Retaining Walls Affecting StructureMaterials: StoneObservations: Retaining walls on east and south sides of home are of large stone and functioning properly,except as noted. • Improper drainage

Water drainage directly to A/C's.


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4. Grading, Surface DrainageDescription: Ground generally graded away from house • Signs of Poor Drainage • Grading is away fromhouse except for rear yard at back porch, area near A/C units and at garage driveway corner, which slightlyslopes towards porch/house/driveway.Observations:• Lot grading and drainage have a significant impact on the building, simply because of the direct andindirect damage that moisture can have on the foundation. It is very important, therefore, that surfacerunoff water be adequately diverted away from the home. Lot grading should slope away and fall aminimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building.• Minor grading disadvantage for drainage also noted on west side of home. Some erosion also noted onthis side of front porch. Extended downspot on gutters, &/ or french drain approach recommended.• Area of front yard and major gutter downspot allows water to collect at negative slope back towarddriveway. Owner states that erosion has and continues to occur under driveway. Driveway crack noted ineffected area. At least twice driveway has been mud-jacked to recover a support base for driveway.Seriously recommend a french drain system that contours landscape and moves water easily around frontof house and away from affected areas, a discussed with client.• Drainage at east edge of home runs along foundation/basement wall due to damaged gutter downspots.This drainage continues moving down stone retaining wall directly into A/C units and settling in the flatterA/C area. Recommend adding extended downspot (gutter extension) 4-6 feet beyond house and potentiallyto a french drain system that will ultimately move water away from structure and beyond yard.• Drainage problem noted at back side of house where gutter downspot is extended with flexpipe thatterminates at concrete porch, water congregates here and has no obvious release point. Recommendflexpipe is extended beyond porch area until it reaches effective grading.• Area of front yard and major gutter downspot allows water to collect at negative slope back towarddriveway.• Drainage at east edge of home runs along foundation/basement wall due to damaged gutter downspots.• Drainage problem noted at back side of house where gutter downspot is extended with flexpipe thatterminates at concrete porch, water congregates here and has no obvious release point.

Moisture from downspout/yard grading settle atdrive.

Erosion under front porch, check downspout leakduring rain.


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Drainage issue at this location. French drain recommended as shown.

5. Vegetation Affecting StructureObservations:• No discrepancies noted.

6. Carport FloorMaterials: ConcreteObservations:• The garage had moderate storage and personal items at the time of inspection.• Limited view of floor due to moderate storage.• Limited view of floor due to parked automobile(s).• Visible portions of the garage floor appeared sound with no significant observable cracks, at time ofinspection. All concrete have some shrinkage cracks however.

Small crack is common for concrete.

7. Steps, Stoop, PorchMaterials: Steps and Stoop:, Concrete, Front Porch:, Wood columnsObservations:• Front porch area showed well, with no problems evident.


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8. Patio, FlatworkDescription: Rear patio:, Concrete, Front Porch, finished with Tile.Observations:• Porch area in back under deck has moderate storage of homeowner items and could not be adequatelyinspected.• Potential moisture penetration between back concrete porch and foundation, near door.• Retaining wall and drainage system traps water in/on porch area and can be cause for erosion andmoisture intrusion issues in this areas.

Reroute gutter as suggested. Under deck drainage collection problems.

9. Exterior DoorsDescription: Metal, Metal, Metal garage side service doorObservations:• Appeared in functional and in satisfactory condition, at time of inspection.

10. Exterior CladdingDescription: Aluminum SidingObservations:• Exterior cladding appeared in serviceable condition, with no deficiencies noted

11. Eaves, Soffits, FasciasDescription: MetalObservations:• Appeared to be in serviceable condition, at time of inspection.• No deficiencies noted.• All fascia and soffits are covered with aluminum cladding.

12. Door/Window Frames, TrimObservations:• Components appeared in satisfactory condition at time of inspection.• All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.• Most windows were lacking screens. These were stored on back patio.


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Screens missing.

13. Exterior CaulkingComments:• FYI: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter & RoofSealant. Can be found at home building centers.• FYI: Recommend review of the following Do-It-Yourself web site which includes a How-To Tutorial onExterior Caulking: http://easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35783013Observations:• Exterior caulking is generally in good condition except where noted.• Where columns meets base (concrete drive/brick front patio), water intrusion/damage is evident.

Column bases need caulk/repair


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14. Deck, BalconyDescription: Wood • Painted/StainedObservations:• MAINTENANCE: Whether treated or not, it is important to keep a wood deck surface free of all forms offungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommendcleaning and resealing the deck annually. Cleaning can be accomplished by scrubbing the deck with asodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressurewasher. Finally, a wood deck should be recoated with a good-quality deck sealant.• Foundational elements of deck structure appear mostly satisfactory. Concrete footings with large beams,ledger board installed properly, joist hangers at ledger board.• Floor boards (decking) should be ~1/4 " separated to allow for proper drainage and to reduce possibility ofrot. Maintain as needed.• Deck ledger board lacking flashing. Flashing protects the ledger and keeps water away from the side of thehouse. Repair as needed.• Vent under deck not flashed, condensate will occur eventually leading to rot here.• Joist hangers lacking as indicated, consider adding where specified.• Algae retains moisture and accelerates rot.• Safety Hazard- Unstable railing.• Rotted Wood• Floor boards damaged.

Indications of rot, warping. Poor drainage of deck, obvious rot occuring.

Screws rusted/broken, guard rail not secure.


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Roofing As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of aroof (see www.gaf.com for roof info). Always ask the seller about the age and history of the roof, and if the seller is aware of any leaks thatonly become obvious during inclimate weather. On any home that is over 3 years old, experts recommend that you obtain a roof certification from anestablished roofing company to determine its serviceability and the number of layers on the roof. Wecertainly recommend this for any roof over 5 years of age.Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snowor ice cascading off the roof may tear gutters from the house. Likewise, be advised that suchcascading may cause personal injury or even death. If this house has a metal roof, consult withqualified roofers or contractors regarding the advisability of installing a damming feature which maylimit the size and amount of snow / ice sliding from the roof. There are also many areas of a roofing system that are difficult, or impossible, to inspect, without atechnically exhaustive, or potentially damaging access &/or inspection approach. As such, if thereare any concerns regarding any aspect of the roof, BHIS directs the client to seek a qualified roofingexpert.

1. Roof Style and PitchSide Gabled • Steep slope: roof angle (pitch) more than 45 degrees

2. Method of Roof InspectionViewed from the ground level with the aid of binoculars due to roof being 3 or more stories high • Viewedfrom Window • Due to the steep slope/pitch of the roof, only a limited inspection could be made. Viewedfrom ladder at eaves and with binoculars

3. Roof CoveringMaterials: Dimensional (upgraded) architectural shinglesAge: 10-15+ years • 1 visible layer observedObservations:• FYI: Fiberglass composition (asphalt) shingles typically have an expected lifespan of 15 to 20 years forstandard shingles & up to 30 years for dimensional architectural shingles. This can fluctuate due to suchvariables such as color, building orientation, and amount of sunlight received as well as adequate atticventilation. Higher pitched roof have superior shingle performance to lower pitched ones.• These shingles appear to be in the second third of their life cycle.• Some deficiencies as noted below.• Areas of miscoloration was noted wherever gutter levels were traversed via roof. This is not uncommon,but could be improved with mid-stage downspots to move water from one gutter level to the next.• Some areas of south-facing shingles cupping in early stages, monitor.• Ridge vent shows signs of potential entry points or damage.• Some moisture penetration noted from attic on roof sheathing.• Roof covering damage at peak on west- edge needs repair.

http://www.gaf.com/


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Damaged roof, potential water entry to eavecrown.

Indication of moisture damage on roof sheathing.Catwalk not secured to collarbeam, safety risk.

Ridge vent potential for moisture penetration. Ridge vent potential formoisture/insect/bird/squirrel penetration.

Some shingle "cupping" noted.


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4. FlashingsMaterials: MetalObservations:• Visible areas appeared functional, at time of inspection except as noted.• Boot flashing for garage area PVC vent was not snug to pipe (1 cm gaps). Moisture can enter attic spacedue to this gap traversing pipe. Recommend immediate repair.

Vent stack w/ boot flashing problem

5. Roof PenetrationsDescription: PVC Piping for plumbing vent stack(s)Observations:• As noted, garage roof plumbing vent stack(s) has/have failed/damaged flashing boot(s). This results inwater intrusion into roof sheathing, attic insulation, and ceiling below. A qualified contractor should replaceflashing boot(s) as soon as possible.

Boot flashing problem with vent stack


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6. Chimney(s)Description: FramedObservations:• Appeared functional (using binoculars) with no deficiencies noted, at time of inspection.• Spark arrestors noted & appears functional under rain-cap (as viewed thru binoculars).• Chimney cap observed (via binoculars) appears to seal chimney framing/flue effectively.• Rust &/or creosote stains appear on spark arrestors.• Chimney flue cleaning and inspection by a fireplace/chimney certified expert should occur before first usefor safety reasons, be performed annually.

7. Roof Drainage SystemDescription: Galvanized/Aluminum, 4 Downspouts:, discharges above grade, 2 Downspouts:, dischargesbelow grade--connected to drainage piping, Subsurface drainage leaders are black plastic flex pipe.Observations:• MAINTENANCE: Routinely monitor to keep gutters and gutter screens from clogging. A good time tocheck for proper gutter system operation is during a rainfall -- walk the perimeter of the house. Clean andseal gutters as needed.• IMPROVE: Where downspouts discharge from an upper roof onto a lower roof, the section of the lowerroof in the path of the water will deteriorate quickly, prematurely staining and wearing out shingles. Is isbest to extend the downspout along the lower roof to discharge directly into the lower roof gutter.• Downspouts which discharge onto the ground - above grade - should discharge a good distance away fromthe house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be awayfrom the house to direct water away from the foundation. See illustration. Location: Front garage, East side,West side.• The gutters are full of leaves & debris. Water can intrude into the interior. Recommend cleaning thegutters and monitoring monthly and clean as needed.• Numerous areas of improper supports at the downspouts. Have roof drainage system reviewed and repairas needed.

Erosion SW corner. Gutter backed up w debris.


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Debris in gutters. Major water-flow area, monitor gutter corner fordisplacement/leaks.

Roof stains result from multi-level gutter approach. Roofing Roof Drainage System

Repair and extend downspout


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8. Limitations of Roofing Inspection

• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction orchanges in material. A roof leak should be addressed promptly to avoid damage to the structure, interiorfinishes and furnishings. A roof leak does not necessarily mean the roof has to be replaced. We recommendan annual inspection and tune-up to minimize the risk of leakage and to maximize roof life.• Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidence ofprior leaks may be disguised by interior finishes. Leakage can develop at any time and may depend on rainintensity, wind direction, ice buildup, and other factors.• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage.


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Structural Components Note that minor settlement or “hairline” cracks in garage or basement slabs are not always noted inan inspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Residential inspections, unless agreed to otherwise, only include garages and carports that arephysically attached to the house. They are not considered habitable, and conditions are reportedaccordingly.Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36” clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.

1. Foundation TypePartly finished, full basement

2. Foundation WallsDescription: Poured ConcreteObservations:• No deficiencies noted at the visible portions of the foundation walls of the home.• Visible portions of foundation wall were dry at the time of the inspection.• Although there are no signs of water penetration we caution you to consider any basement as wet untilexperience proves it dry.• Limited review due to insulation cover and finished walls.• Limited review due to storage of personal property and finished walls.

3. Foundation FloorDescription: Concrete slabObservations:• All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. Inmost instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases.Where carpeting and other floor coverings are installed, the materials and condition of the flooringunderneath cannot be determined.• Common cracks noted.• No deficiencies noted.

4. Columns, BeamsDescription: Steel I-Beams and steel post/columnsObservations:• No deficiencies noted at the visible areas.• Columns and beams are partially finished, unable to fully inspect.

5. Floor StructureDescription: 2 X 10 • OSB (Oriented Strand Board) sheathing sub floor • JoistsObservations:• No deficiencies noted on visible areas, at the time of inspection.

6. Wall StructureDescription: Wood frame • MasonryObservations:• No visible deficiencies noted.• Limited view due to finishing materials.• Virtually all of the walls and ceilings on the ground level are covered and structural members are notvisible. No visible deficiencies noted. I could not see behind these covering.


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7. Ceiling, Roof StructureDescription: Engineered wood roof truss framing • Rafters • 2 X 4 wood joists • Plywood Sheathing •Garage Ceiling and Roof structure: • Same as the house • Plywood Sheathing • Oriented Strand Board (OSB)sheathing • Lateral bracingObservations:• Limited view of ceiling framing due to insulation.• No deficiencies observed at the visible portions of the roof structure.• Ceiling joists limited review due to insulation and finishing materials.

8. Limitations of Structural Components Inspection

• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity ofany structural system or component are not part of a home inspection.• Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/or framing)is not possible in areas/rooms where there are finished walls, ceilings and floors.• A representative sample of the visible structural components was inspected.• No representation can be made to future leaking of foundation walls.• Furniture, storage, and/or personal items restricted access to some structural components.• Most of the walls and ceilings in the finished basement are covered and structural members are notvisible. No visible deficiencies noted. Inspector could not see behind these covering.


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Attic and Insulation We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and thatthe hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, whichmay cause condensation or even mold. Note that every attic has mold; mold is everywhere. Some attics have some minor visible mold. Thisis often a result of the building process, when materials get wet during construction. If there isextensive mold, or mold that appears to have grown due to poor maintenance conditions, we willreport it to you, the client.If the hatch is sealed shut when we go to inspect the attic, it can only be unsealed by the owner ortheir representative, as our insurance prohibits us from performing any destructive testing or entry. In accordance with industry and insurance standards, we will not attempt to enter an attic that has nopermanently installed steps or pull-down stairs; less than thirty-six inches of headroom; does nothave a standard floor designed for normal walking; walking, in the inspector’s opinion, maycompromise the ceiling below; is restricted by ducts, or in which the insulation obscures the joistsand thereby makes mobility hazardous, in which case we will inspect the attic as best we can fromthe access point, with no comments or evaluations of areas not readily viewed from the hatch area.

1. Attic AccessAttic Inspection Method: Viewed and walked in the Attic • Open attic access above garage, can be enteredthru upstairs bathroom.Type of Access: Scuttle Hole located in: • Bedroom ClosetObservations:• Appeared functional - with batt insulation over hatch door.• Entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics withdeep insulation cannot be safely inspected due to limited visibility of the framing members upon which theinspector must walk. In such cases,the attic is only partially accessed, thereby limiting the review of the atticarea from the hatch area only.

2. Attic VentilationDescription: Passive ventilation • Under eave soffit inlet vents • Ridge vent • Gable louver ventsObservations:• Gable and soffett vents appears functional• Existing attic ventilation appears adequate.

3. Insulation in Unfinished SpacesDescription: Attic Insulation:, blown in insulation, Fiberglass, batts, loose fill cottonDepth/R-Value: 9-12 inchesObservations:• Insulation level in the attic is typical for homes this age• Visible insulation appears adequate.• Batt insulation observed on vertical framing at cathedral ceiling walls in attic.


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Attic and Insulation Insulation in Unfinished Spaces

4. Vent Piping Through AtticDescription: PVC plumbing vents • Double wall metal B-Vent pipe - for fireplace chimney/flueObservations:• Bathroom exhaust vents terminate in attic. Resulting moisture can lead to mold & rot of sheathing. Allinterior vents must terminate to exterior of structure (consider as future repair).

Bathroom vent pipe terminating in attic.

5. Garage/Carport AtticAccess: Through bath on upper floor.Method of Inspection: Viewed and walked in the AtticObservations:• No insulation over garage/carport.• Safety Hazard- Area in floor that was damaged has been replaced with insufficient plyboard (3/8") and nojoist support.• Sheathing damage near gable vent.• Safety Hazard- Catwalk support not secured in one area.


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Replaced floor sheathing not sufficient (3/8" ply)w/no joist support underneath is safety concern.

Sheathing damage at gable end of garage attic.

Attic and Insulation Garage/Carport Attic

6. Limitations of Attic and Insulation Inspection

• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.• Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in wallsto look for insulation) are performed.• Any estimates of insulation R values or depths are rough average values.


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Heating and Air Conditioning The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Thermostat(s)Description: Digital - programmable type., Zone#1:, Zone#2:, Main level, Second story.Observations:• No deficiencies noted.• Thermostats are not checked for calibration or timed functions.

2. Heating SystemDescription: Two Zone heating: • Lennox • Smaller furnace is 75,000 btuLarger furnace is 125,000 btuAge and Heating Capacity: 14 years • Average life of an air handler is 15-20 yearsObservations:• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.• Inspection for holes and cracks in the heat exchanger is outside the scope of this inspection and must beperformed by a licensed HVAC contractor to ensure the proper and safe operation of this furnace.• No record of recent service observed.• Forced air filter(s) were dirty. Recommend check/replace filters once/mo. as needed.

Heating and Air Conditioning Heating System

3. Energy SourceFor Heating: Natural Gas -- Gas meter located at: • Exterior, East side of houseFor Cooling: Electric - 220/240 volt A/CObservations:• No deficiencies noted.


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4. Safety SwitchDescription: Furnace electric safety switch installed, within sight of furnace unitObservations:• No deficiencies noted.

5. Distribution SystemsDescription: Galvanized sheetmetal ductwork - floor registers • Ceiling registers in upper floorObservations:• No deficiencies noted.• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.

6. Combustion AirObservations:• No deficiencies noted.

7. Venting, Flue(s), Chimney(s)Materials: Metal • Metal double wall chimney vent pipe • Chimney liner and cap installedObservations:• The metal chimney liner vent flue pipe was not inspected or visible form end to end. Recommend acertified chimney sweep inspect for your safety.• The visible portions of the vent pipes appeared functional.

8. Cooling SystemDescription: Compressor/Condenser unit: • Air Cooled Central Air Conditioner • 2 units • Manufacturer: •LennoxCompressor Age and Cooling Capacity: 14 years - Original equipment • Based on model #'s the A/C'sunits are 3 Ton and 5 Ton.Observations:• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.• Average life of an outside A/C compressor/condenser is approx. 12-15 years, these units are nearing endof life.• IMPROVE: Vegetation has grown too close to A/C Condenser unit. Recommend trim/prune as needed.• A/C Unit or Heat Pump not operated in the cooling mode (see Limitations). The ability of the coolingsystem to perform its normally intended function and operation could not be determined.• Exterior compressor/condensor unit not level. This can affect system performance and shorten servicelife. Repair as needed.• The exterior compressor/condensor is dirty and needs to be cleaned.• The insulation is missing or damaged at exterior refrigerant line.• DEFERRED COST: The outside A/C unit appears to be nearing the end of its life cycle.


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Insulation degraded. Unlevel compressor units, from ground erosion.

9. Cooling Performance

Evaporators need cleaning to improve cooling efficiency.

10. Solid Fuel HeatingDescription: Living room • Family roomObservations:• The NFPA (National Fire Protection Association) highly recommends an annual inspection of all chimneys,fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level IIinspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interiorof the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc.to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. If one hasnot been performed over the past 12 months, such an inspection is recommended before home changesownership---for fire safety reasons.• NOTE: Safety Hazard -Rudimentary Fireplace inspection in Grand Room revealed cracking of firebrick.Firebrick reflects heat and provides buffering of heat from fireplace and home's structure. This conditionrequires a level 2 inspection by a certified fireplace technician before further use.


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Grand Room Fireplace Cracks in Firebrick.

11. Limitations of Heating and Air Conditioning Inspection

• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the home arenot performed as part of a home inspection. These calculations are typically performed by designers todetermine the required size of HVAC systems. As a very rough rule of thumb -- Air conditioning adequacy is600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity.• Humidifiers, dehumidifiers, and electronic filters are not inspected. An annual HVAC service contractshould include servicing these items.• This inspection does not involve igniting or extinguishing fires nor the determination of draft.• Interior surfaces of a chimney liner/flue are not inspected. Due to the small size of the flue, angles, soot,and lack of lighting, a visual inspection is not possible. While accessible parts of the chimney may appearfunctional, hidden problems could exist that are not documented in this report.• Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles andfireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity or fan-assisted)are not inspected.• Determining heating and cooling supply adequacy or distribution balance is not part of this inspection.• The test the central air conditioner (A/C), the electrical power to the unit AND the outside air temperaturemust be above 65 degrees Fahrenheit for a period of at least 24 hours. Turning on the A/C if these time andoutside temperature criteria have not been met will, more than likely, damage the compressor motor andother components.


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Electrical Electrical Notes: Note that only actual GFCI outlets are tested and tripped. Some baths may havenon-GFCI outlets which are protected by a GFCI outlet in a remote area (panel, garage, anotherbath, etc.). Confirm with owner that apparent non-GFCI outlets within 6’ of wet areas are thusprotected. Also, note that most electricians agree that smoke detectors are good for about 5 years, and thebreakers in your panel box have an expected life of about 20 years. Therefore, if this home was builtbefore 1990, consider having the panel box and breakers evaluated by a licensed electrician, as anoverheated breaker can result in a structural fire. Some wiring methods, codes have changed over time. BHIS may report certain wiring techniques asinappropriate, but in fact were appropriate at the time the system was installed. BHIS encouragesupgrades in such areas.If your home does not have a carbon monoxide detector (few do!), we recommend making thatinvestment.Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panelshould have it evaluated by a licensed electrician, as these older types of panels and breakers havebeen known to overheat and cause house fires, in some cases.

1. Service DropDescription: Underground service lateral, EastObservations:• No deficiencies noted.

2. Service Entrance ConductorsDescription: Aluminum, 200 AmpsObservations:• No deficiencies noted.

Electrical Service Entrance Conductors

3. Service Rating120/240 Volt, 3 Phase, 200 Ampere rating

4. Main DisconnectDescriptiopn: One 200 Amp Breaker on Main Service Panel.


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5. Main Service Panel(s)Description: Basement utility closet.Observations:• The main panel appears to NO room for future upgrades or additions to the system.• Labeling of panel is deficient. Recommend relabeling by a certified Electrician performing a branch circuitsurvey investigation.• Appears that a Neutral (white) wire is inappropriately connected to A/C breaker. Have certified Electricianinvestigate and rectify.• Double tapping on ground buss observed.

Electrical Main Service Panel(s) Electrical Main Service Panel(s)

Neutral to AC breaker, subpanel breaker. Poor Labeling

6. Sub Panel(s)Description: Breakers in Use • Located next to the main panelObservations:• The auxiliary panel ground & neutral wires are properly un-bonded.• Various circuits within the sub-panel are not labeled.• Improper (sharp tip) metal screws being used to secure panel casing.


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Electrical Sub Panel(s) Subpanel screws can pierce interior wires.

7. Service GroundingDescription: Aluminum (Bare)Observations:• Bonding is required across water heater piping.• No discrepancies noted.

8. Overcurrent ProtectionType: BreakersObservations:• No deficiencies noted.• See "Main Panel" section remarks above.

9. Wiring MethodsDescription: CopperObservations:• Visible wiring appeared functional no discrepancies noted.

10. Lighting, Fixtures, Switches, OutletsDescription: GroundedObservations:• A representative number of receptacles,switches and lights were tested and are generally serviceable,unless otherwise noted.

11. GFCIDefinition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power to anindividual outlet and/or entire circuit when as little as .005 amps is detected leaking--this is faster than aperson's nervous system can react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements,garages, and exterior circuits are normally GFCI protected. This protection is from electrical shock.Locations & Resets: Present at:, Bathrooms, KitchenObservations:• Test GFCIs monthly to ensure proper operation.• Operated when tested.


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Electrical GFCI

12. AFCIDefinition: Arc Fault Circuit Interrupter -AFCI - is an electrical safety device that helps protect against firesby detecting arc faults. An arc (or sparking) fault is an electrical problem that occurs when electricity movesfrom one conductor across an insulator to another conductor. This generates heat that can ignite nearbycombustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCI protected. Soon,all electrical circuits in new homes will require AFCI protection.Locations & Resets: None FoundObservations:• There is no AFCI protection.• IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected. Theelectrical code at the time this house was built may not have required AFCI protection at these circuits.Nonetheless, we strongly recommend they be added to all bedroom circuits as an extra preventive firesafety measure. Licensed electrician recommended.• FYI: Recommend review of the Consumer Product Safety Commission publication at the following website: http://www.cpsc.gov/CPSCPUB/PUBS/AFCI.html

13. Smoke/Heat Detector(s)Description: One in each bedroom • All detectors are hardwired to house powerObservations:• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation isrequired.• FYI: Smoke detectors last 6-10 years. Ten year old detectors are less than 50% effective. Recommendreplacing.• Smoke detector missing in master bedroom. Repair as needed.


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Smoke detector removed in MBdrm.

14. Carbon Monoxide (CO) Detector(s)Description: There are no CO detectors in this homeObservations:• IMPROVE: There was no visible CO (Carbon Monoxide) detector(s) in the home. The Consumer ProductSafety Commission recommends that every residence with fuel-burning (gas) appliances be equipped with aUL Listed CO alarm. CO is colorless and odorless and thus impossible to detect without a proper electronicdetector. At a minimum, put an alarm near the sleeping rooms on each level in your home. For the mosttrouble-free operation, I recommend the plug-in type -- not the battery operated type -- with digital readoutthat tells you the peak CO concentration whenever you push the peak level button.

15. Limitations of Electrical Inspection

• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Only a representative sampling of outlets, switches and light fixtures were tested.• The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components which are not part of theprimary electrical power distribution system.• Furniture and/or storage restricted access to some electrical components which may not be inspected.• Ground wires not visible due to finished ceilings.


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Plumbing Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildewand mold, wallpaper and paint to peel, structural rot, and other problems. The home inspector willidentify as many issues as possible but some problems may be undetectable due to problems hiddenbehind storage and the like, within the walls or under the flooring, or not active at the time of theinspection. Likewise, there are several items that the inspector is not required to inspect, perform or affect, dueto several factors including, but not limited to, scope, safety, damage-risk, etc.. These include but arenot limited to: open access panels, light or ignite pilot lights, activate or test safety shutoff valves, testfloor drains and/or sprinkler systems for fire or irrigation, or activate systems that have been shut-down. The inspector is not required to determine water pressure, flow rates, pressure, watersoftening or filtering systems, the presence or condition of polybutylene piping, or theeffectiveness/quality of well pumps or tanks. Home inspections are not adequate to test showerpans, tub and shower surrounds, or enclosures for leakage. While the inspector may recommendwater quality testing as an additional service, it is not typically within the normal home inspectionstandards of practice. Among activities that go beyond the scope of a standard home inspection are:design or sizing evaluations of any water/waste/venting component or system, and evaluatingeffectiveness of anti-siphon, back-flow prevention, or drain-stop devices. The inspector will notexamine ancillary systems such as, but not limited to those related to solar water heating, or hotwater circulation, or recreational systems such as swimming pools, whirlpools, saunas or other suchsystems, unless otherwise contracted to do such.Further, while the age and size of a water heater, boiler, furnace, etc. can often be determined fromthe data plate, the inspector will likely not estimate, not be resposnsible for the future loads that maybe placed upon the system, or how long it may last. This due to the many variables that can comeinto play, such as uysage, maintenance, water quality and more.Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping is generally recommended prior to purchase, and thenevery three years.

1. Water SupplySource: Public municipal water supply

2. Main Service PipingMaterials: Copper

3. Main Water Shut OffLocation: North side wall of basement • Utility Room


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Main Shutoff & Electrical Bonding OK.

4. Exterior Hose Bibs/SpigotsDescription: Standard hose bibsObservations:• Interior shutoff valves for outside hose bibs/spigots were located, and client made aware of, forwinterization and/or repairs.

Hose bib winter shutoff. Potential condensate stain on concrete.

5. Water Supply, Distribution SystemsDescription: Readily visible water supply pipes are:, CopperObservations:• No deficiencies observed at the visible portions of the supply piping.• Corrosion can occur when dis-similar metals are in contact. This is called dielectric conversion. Someareas have this potential. Non-metallic shims, or relocation of pipe, is recommended.


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Copper pipes in possible contact with sheet metal will corrode.

6. SinksObservations:• Pedestal sink in powder room has loose plumbing flanges at wall.• Pedastal sink in powder room has come loose from bracket and need re-fastening and re-caulking.

Pedestal sink off bracket in entryway powderroom.

Pedestal sink water/drain pipes flanges needtightening/caulk.

7. Traps and DrainsObservations:• Appeared functional at time of inspection.

8. Flow and PressureObservations:• The water flow was overall functional. This was determined by running water in the bath sink and showerwhile toilet is flushed.


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9. Waste, Drain, Vent PipingWaste System Type: Public sewage disposal systemDescription: Visible waste piping in house: • Thermoplastic PVC (Polyvinyl Chloride) - normally white incolorObservations:• Visible piping appeared serviceable at time of inspection.• Limited inspection of waste lines due to finished basement.

10. Water Heater(s)Description: Conventional storage tank, Gas, Unfinished basement area., Dual tanks in use.Capacity: 50 Gallons

11. Water Heater(s) ConditionAge: 13 Years • Original equipment • FYI: Water heaters have a typical life expectancy of 8-12 years.Observations:• Water heater(s) is/are past the end of its typical service life. Monitor &/or replace.• Rust observered at base of water heater(s)• Evidence of temp/pres release of water heater, corrosion on TPR pipe and large water stain on concretebeyond floor drain. Overflow of drain indicates possible drain issue.

Hot H20 probs:corrosion, rust, indications of TPRrelease overflowing drain.

Floor stains further indication of H2O heater waterrelease overwhelming in-floor drain system.

12. Water Heater Vent SystemMaterials: Metal single wall chimney vent pipeObservations:• Visible portions appeared functional with no discrepancies.


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Plumbing Water Heater Vent System

13. Fuel Storage, DistributionDescription: Black iron pipe used for gas branch/distribution serviceShut Off: Main gas shut off located at outside meterObservations:• Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odorsdetected.• No deficiencies observed at the Visible portions of the gas supply piping.

14. Drainage Sump, Pump(s), PipingDescription: NOT PRESENT. No sump basin/pump observed

15. Other Components

16. Limitations of Plumbing Inspection

• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below thestructure, or beneath the ground surface are not inspected.


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Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Bathroom Views

2. Bathroom # Designation - for the purposes of this reportBath 1 - Master BedroomBath 2 - half bath in laundry roomBath 3 - half bath powder roomBath 4 - West bedroom bathBath 5 - East bedroom bathBath 6 - North bedroom bath


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3. Tub(s)Description: Whirlpool (hydromassage) tub in Master Bath & Bath 4 • Plastic/Fiberglass • Tub showerenclosures in Bath 5 & 6 • Ceramic TileObservations:• Appeared satisfactory and functional, at time of inspection.• Whirlpool tub was filled to a level above the water jets and operated to check intake and jets. The tub wasthen drained to check for leaks and/or damage. Pump and supply lines were not completely visible oraccessible. GFCI protection was present and tested operational. The items tested appeared to be inserviceable condition, at time of inspection. If a more detailed report is desired, the client is advised toconsult a licensed plumber for a complete review prior to closing.• Vent fans should be operated whenever tubs/showers are in use (especially bath 1 & 4, unless window isopen in 1). Master bath indicates some moisture damage on wall above tub.

Tub Valves not rotated properly. Jets functional in MBdrm spa tub

4. Shower(s)Observations:• Appeared functional, at the time of inspection - except where noted.• Minor caulking needed in some shower stalls as indicated.

Caulking maintenance needed.


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5. Toilet(s)Observations:• Operated when tested. Appeared functional, at time of inspection - except as noted.• Chip and crack noted on toilet. Replacement recommended.

Chip and cracking of Laundry room commode.

6. Bathroom Exhaust Fan(s)Observations:• Appeared functional, at time of inspection.

Vent inbath 4 indicates past moisture staining.Possibly solved by recent attic insulation add.

Monitor.

Signs of moisture in sheetrock above MBdrm tub,indicates humidity issue.


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7. A Word About Caulking and Bathrooms

• Areas which should be examined periodically are vertical corners, horizontal corners/grout lines betweenwalls and tubs/shower pans and at walls near floor areas. Also, the underside of shower curbs, the tub lip,tub spouts, faucet trim plates and any other areas mentioned in this report.• Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, subfloors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas isan ongoing maintenance task which should not be neglected.• I highly recommend that any caulking issues/deficiencies listed in this inspection report, be addressed andcorrected by the client (buyer) and not the seller. The reason is: Old caulk must be removed--the surfacemeticulously cleaned--THEN new the caulk applied. A seller may not always have the best interest in mindfor a thorough job--that will may have to be re accomplished.• Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, are longer lasting andcan be more thoroughly removed from bathroom surfaces.FYI: One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk.FMI: Refer to the following site: http://polyseamseal.com/ttultra.shtml


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Interior This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.

1. Interior Views

http://www.cpsc.gov


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2. Bedroom # Designation - for the purposes of this report#1 Main level - West side#2 Upper level - West side

#3 Upper level - South side#4 Upper level - East side#5 Upper level - North side

3. Door BellObservations:• Operated normally when tested.

4. Wall and Ceiling FinishesMaterials: DrywallObservations:• General condition of walls and ceilings appeared satisfactory.• Some cosmetic, common small cracks and typical flaws in drywall finish noted. This is normal wear for ageof home.


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Some moisture stain evident above FR Fireplace.

5. Floor FinishesMaterials: Hardwood type • Ceramic tile • CarpetObservations:• No deficiencies noted - with normal wear and age. @@Except where noted.

6. WindowsDescription: Double hung, Sliders, Double-glazed thermal seal type: two panes of glass separated by a layerof air/inert gas, then sealed., Triple hungObservations:• In accordance with InterNachi Standards, we do not test every window in the house, and particularly if it isfurnished. We do test every unobstructed window in every bedroom to ensure that at least one providesand emergency exit.• The windows that were tested, are functional.• Missing screens observed at most windows.

7. Interior DoorsDescription: Solid core wood doors • Raised panel - colonialObservations:• No discrepancies.• Tested doors appeared functional, at time of inspection.

8. ClosetsObservations:• Appeared functional, no deficiencies (except where noted).• broken shelf, over-weighted, repair at wall


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Laundry room closet shelf is strained, insufficient for weight. Failure likely.

9. Stairways, Steps, RailingsObservations:• Appeared functional, no discrepancies (except as noted).• Rail posts wobble somewhat at 3 locations. Recommend securing to avoid further degradation.

Some newel posts are loose/wobble.

10. CountertopsMaterials: GraniteObservations:• No discrepancies noted, with normal wear for age.

11. Garage Door(s)Description: Two metal sectional roll-up doors; 7' and 16'.Observations:• No deficiencies observed.

12. Garage Door Opener(s)Observations:• Appeared functional using normal controls, at time of inspection.


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13. Garage Door Safety FeaturesSafety Reverse: PresentSafety Sensor: PresentObservations:• Safety sensors operated normally, reversing the door when tested..

14. Garage Floor, Sill PlatesDescription: ConcreteObservations:• Sill plates behind finished surfaces could not be viewed.• The garage had moderate storage and personal items at the time of inspection.• Limited view of floor due to parked automobile(s).• Visible portions of the garage@ floor appeared sound with no significant observable cracks, at time ofinspection.

15. Garage FiredoorMaterial: PresentObservations:• No auto closure present

16. Garage Firewall, CeilingObservations:• Radon mitigation system (located in garage) appeared satisfactory, at time of inspection. A future testmay be warranted.

Radon mitigation system passing thru garage.

17. Limitations of Interior Inspection

• There were a moderate amount of personal/household items in each room. Furniture, storage, appliancesand/or wall hangings are not moved to permit inspection and may block defects.• Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows. Evidenceof failed seals may be more or less visible from one day to the next depending on the weather and insideconditions (temperature,humidity, sunlight, etc.).• Window treatments, recreational facilities, paint, wallpaper, and other finish treatments are notinspected.• Determining the heat resistance of firewalls is beyond the scope of this inspection.


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Appliances The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. DishwasherDescription: FrigadaireObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalDescription: WhirlpoolObservations:• Operated - appeared functional at time of inspection.

3. Ranges, Ovens, CooktopsDescription: Frigadaire • Cooktop: Gas BurnersObservations:• All heating elements operated when tested.

4. Kitchen Hood/Exhaust FanDescription: FrigidaireObservations:• Functioned and operated normally when tested.

5. MicrowaveDescription: FrigidaireObservations:• Operated when tested.

6. RefrigeratorDescription: General Electric • Side by side - Ice and water dispenser on doorObservations:• Appeared functional, at time of inspection.• Ice and water dispenser tested.

7. Washer


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8. Limitations of Appliances Inspection

• Appliances were tested by turning them on for a short period of time.• Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Theirtemperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outside thescope of this inspection.


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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items the BHIS inspector would like todraw extra attention to. The summary is not a complete listing of all the findings in the report, andreflects the opinion of the inspector. Please review all of the pages of the report as the summaryalone does not explain all the issues. All repairs must be done by a licensed &bonded trade orprofession. We recommend obtaining a copy of all receipts, warranties and permits for the workdone.

ExteriorPage 3 Item: 2 Driveway • Heavy cracking on one panel.Page 3 Item: 3 Retaining Walls

Affecting Structure• Improper drainage

Page 5 Item: 4 Grading, SurfaceDrainage

• Area of front yard and major gutter downspot allows water tocollect at negative slope back toward driveway.• Drainage at east edge of home runs along foundation/basementwall due to damaged gutter downspots.• Drainage problem noted at back side of house where gutterdownspot is extended with flexpipe that terminates at concreteporch, water congregates here and has no obvious release point.

Page 6 Item: 8 Patio, Flatwork • Potential moisture penetration between back concrete porch andfoundation, near door.• Retaining wall and drainage system traps water in/on porch areaand can be cause for erosion and moisture intrusion issues in thisareas.

Page 7 Item: 13 Exterior Caulking • Where columns meets base (concrete drive/brick front patio),water intrusion/damage is evident.

Page 9 Item: 14 Deck, Balcony • Safety Hazard- Unstable railing.• Rotted Wood• Floor boards damaged.

RoofingPage 11 Item: 3 Roof Covering • Ridge vent shows signs of potential entry points or damage.

• Some moisture penetration noted from attic on roof sheathing.• Roof covering damage at peak on west- edge needs repair.

Page 11 Item: 4 Flashings • Boot flashing for garage area PVC vent was not snug to pipe (1 cmgaps). Moisture can enter attic space due to this gap traversingpipe. Recommend immediate repair.

Page 11 Item: 5 Roof Penetrations • As noted, garage roof plumbing vent stack(s) has/havefailed/damaged flashing boot(s). This results in water intrusion intoroof sheathing, attic insulation, and ceiling below. A qualifiedcontractor should replace flashing boot(s) as soon as possible.

Page 13 Item: 7 Roof DrainageSystem

• Numerous areas of improper supports at the downspouts. Haveroof drainage system reviewed and repair as needed.

Attic and InsulationPage 18 Item: 4 Vent Piping

Through Attic• Bathroom exhaust vents terminate in attic. Resulting moisturecan lead to mold & rot of sheathing. All interior vents mustterminate to exterior of structure (consider as future repair).


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Page 19 Item: 5 Garage/CarportAttic

• Safety Hazard- Area in floor that was damaged has been replacedwith insufficient plyboard (3/8") and no joist support.• Sheathing damage near gable vent.• Safety Hazard- Catwalk support not secured in one area.

Heating and Air ConditioningPage 22 Item: 8 Cooling System • Exterior compressor/condensor unit not level. This can affect

system performance and shorten service life. Repair as needed.• The exterior compressor/condensor is dirty and needs to becleaned.• The insulation is missing or damaged at exterior refrigerant line.• DEFERRED COST: The outside A/C unit appears to be nearing theend of its life cycle.

Page 23 Item: 10 Solid Fuel Heating • NOTE: Safety Hazard -Rudimentary Fireplace inspection in GrandRoom revealed cracking of firebrick. Firebrick reflects heat andprovides buffering of heat from fireplace and home's structure.This condition requires a level 2 inspection by a certified fireplacetechnician before further use.

ElectricalPage 25 Item: 5 Main Service

Panel(s)• Double tapping on ground buss observed.

Page 26 Item: 6 Sub Panel(s) • Improper (sharp tip) metal screws being used to secure panelcasing.

Page 28 Item: 13 Smoke/HeatDetector(s)

• Smoke detector missing in master bedroom. Repair as needed.

PlumbingPage 31 Item: 5 Water Supply,

DistributionSystems

• Corrosion can occur when dis-similar metals are in contact. Thisis called dielectric conversion. Some areas have this potential. Non-metallic shims, or relocation of pipe, is recommended.

Page 31 Item: 6 Sinks • Pedastal sink in powder room has come loose from bracket andneed re-fastening and re-caulking.

Page 32 Item: 11 Water Heater(s)Condition

• Water heater(s) is/are past the end of its typical service life.Monitor &/or replace.• Rust observered at base of water heater(s)• Evidence of temp/pres release of water heater, corrosion on TPRpipe and large water stain on concrete beyond floor drain.Overflow of drain indicates possible drain issue.

BathroomsPage 36 Item: 5 Toilet(s) • Chip and crack noted on toilet. Replacement recommended.

InteriorPage 42 Item: 6 Windows • Missing screens observed at most windows.Page 43 Item: 8 Closets • broken shelf, over-weighted, repair at wall

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