home inspection report 2016 new...102 mm) braces installed to bearing walls at a slope not less than...

Home Inspection Report

2016 New Construction 4000 SF Nashville, TN 37200

Inspection Date: April 65, 2016

Prepared For: John Leaner

[email protected] XXX-XXX-XXXX

Prepared By: Carlson Inspection LLC dba

Carlson Home Inspection Services www.nashvilleshomeinspector.com

[email protected] 615-228-4443

Report Number: XXXXXX

Inspector:

Bill Carlson; P.E. (Louisiana Inactive) TN State Home Inspector License #63

Summary

STRUCTURE

1. Repair: Thin wood shims of less than 2x lumber thickness were observed in the girder/pier load paths at some locations visible from the crawl space. Thin wood shims are subject to compression which can result in structural movement. There are also at least 2 piers that are not in contact with the underside of girders rendering the piers inactive. A standard repair would be to replace wood shims of less than 2x thickness with steel bearing plates and add steel bearing plates where piers are inactive. A licensed structural engineer should be contacted to review and approve this configuration in writing or specify a repair. Any repairs required should be performed by a licensed structural contractor. Issues associated with Comments 1-5 should be similarly reviewed. From the 2012 International Residential Code (IRC); R606.14 Beam supports. Beams, girders or other concentrated loads supported by a wall or column shall have a bearing of at least 3 inches (76 mm) in length measured parallel to the beam upon solid masonry not less than 4 inches (102 mm) in thickness, or upon a metal bearing plate of adequate design and dimensions to distribute the load safely, or upon a continuous reinforced masonry member projecting not less than 4 inches (102 mm) from the face of the wall.

Wood shims.

Pier not in contact with girder.

Pier not in contact with girder.

2. Repair:,Query: Many of the framing hangers visible in the crawl space at I-joist connections are missing nearly all of the fasteners. 2 of 14 fasteners are present at many hangers. Missing fasteners will likely require proper retrofit installation. This should be reviewed and repaired as needed.

Properly installed framing hanger ; 7

fasteners on one side.

Improperly installed fastener. One fastener per side present only.

Carlson Home InspectionJohn LeanerPage 1 of 39

2016 New Construction 4000 SFNashville, TN 37200

2014 Carlson Inspection, LLC Seeing - Knowing - Caring

Summary (Continued)3. Repair:,Query: Significant plys of wood shimming material are present at the I-joists bearing locations on the main girders

and perimeter foundation sills visible at the rear of the crawl space. This is a non-standard installation. Typically, the I-joists bear on the top of the girder directly. At the rear girder, two plys of 2x material and 2 plys of 1/2 OSB material are present above the girder with the I-joists bearing on these shim plys. A similar configuration is present at the perimeter, as the I joists bear on multiple plys of shimming as well. It is possible at the perimeter that foundation anchorage does not meet requirements in these areas as it is doubtful that anchors pass through all of these plys of material and are secured with a washer and nut. Some of the rear I-joists also bear on short cripple walls with a single top plate present. Typically, when a single top plate is present the I-joists are installed with alignment with the vertical stud to maximize support strength. Some of the I-joists are not aligned with the vertical studs. Typically, the foundation is installed to maintain a consistent elevation for the framing structure to bear on unless significant use of cripple walls is designed into the structure. The builder should be asked if the home was designed to be in the current configuration or if these are site specified repairs performed to correct unexpected elevation issues. This should be reviewed and repaired as needed. It is noted the majority of the perimeter framing is not directly visible due to coverage with foam insulation.

Braced purlin does not meet requirements.

4. Repair:,Query: Rafter mid-supports are present at the attic that includes the steam unit. These supports are braced horizontal purlins but do not meet requirements for purlin assemblies. The horizontal purlin members should be at least the lumber size of the rafters and braces greater than 8' in length should be braced (strong backs) with a maximum spacing of 4'. It is noted that these assemblies may have been installed as a construction aid and may not be part of the structural design of the roof system. This should be reviewed and repaired as needed. From the 2012 International Residential Code (IRC); R802.5.1 Purlins shall be sized no less than the required size of the rafters that they support. Purlins shall be continuous and shall be supported by 2-inch by 4-inch (51 mm by 102 mm) braces installed to bearing walls at a slope not less than 45 degrees (0.785 rad) from the horizontal. The braces shall be spaced not more than 4 feet (1219 mm) on center and the unbraced length of braces shall not exceed 8 feet (2438 mm).




Summary (Continued)5. Repair:,Query: The flat roof structure for the west flat section roof is visible from the west side attic. There is a low

pitched hip rafter present with standard rafters framed into the side of the hip rafter. As the pitch of this hip rafter and roof surface is most likely less than 3 in 12, the hip rafter should be designed as a structural beam. The hip rafter is a single ply 2x12 with spans of approx. 12-13' with a 2x4 strong back brace mid support present. This may not have been designed as a structural beam. Bearing ledgers are also not present beneath the rafter connections to the hip rafter and may be required. There is also a section of 2x8 rafters present in this attic space that span approx. 18' which may be of issue as well. It is noted other flat roof surface structures were not visible and could not be inspected. This should be reviewed and be repaired as needed. From the 2012 International Residential Code (IRC); R802.3 Framing details. Etc....Where the roof pitch is less than three units vertical in 12 units horizontal (25-percent slope), structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams.

Hip rafter should be designed as structural

beam.

Long span at 2x8 rafters.

6. Repair: Crawl space vents at or below grade should have vent wells installed.

7. Repair:,Query: There is a PVC piping system that has disconnection and minimal support in the crawl space. This does not appear to be a part of the regular waste system as leakage was not observed after all fixtures were operated. This system should be identified and be repaired as needed. If this is an abandoned system it should be removed to prevent confusion.

8. Repair: There is evidence of minor moisture in the crawl space indicated by water on the plastic under the sauna area at the perimeter. This condition may vary seasonally and/or with precipitation intensity. Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see "Exterior" and "Roofing: Gutters" sections). This condition should then be monitored to determine if positive drainage measures are needed.




Summary (Continued)ROOFING

9. Repair: Gutters and downspouts should be installed with collected water discharging 5' from the foundation to avoid spilling roof runoff around building at the flat roof surfaces. Water was present running off the roof as snow was in the final stages of melting. Moisture was observed to run down the brick veneer in most locations which over time will likely deteriorate the brick mortar. The potential to pass moisture into the wall cavity exists as well as masonry in general will pass moisture and is also subject to condensation issues Water dripping from the rear flat roof surface was observed to contact the brick ledge at the lower siding junction and splash back on the siding, unsealed flashing, and corner boards. The siding appears to be of hardboard which is a good weather material in this service but corner trim may be of MDF or other composite that may not hold up as well with the elevated perimeter moisture exposure. Crawl space moisture entry is also a concern as moisture can have an adverse affect on foundations and crawl space environments. Minor moisture was observed at the rear of the crawl space above the plastic at the perimeter below the sauna area. It is noted the crawl space is well sealed and conditions below the plastic moisture barrier are mostly unknown. Although gutters are not specifically required in all cases in the 2012 International Residential Code (IRC), passages are present indicating drainage of water away from the building is desirable. There may be local requirements that require gutters and should be further investigated. It is noted gutters are present at the sloped roof surfaces. It is also noted eaves /roof surface modifications would likely be required to retrofit gutters. R801.3 Roof drainage. In areas where expansive or collapsible soils are known to exist, all dwellings shall have a controlled method of water disposal from roofs that will collect and discharge roof drainage to the ground surface at least 5 feet (1524 mm) from foundation walls or to an approved drainage system.

Darker moisture indicates predominate roof drain path is down the brick veneer.

Roof draining down side of

building indicated by darker

moisture areas..

Water drips off roof.

Roof water impacts brick ledge; back splashes on siding/cornerboard/unsealed flashing.




Summary (Continued)10. Repair: The downspouts should discharge water at least 5 feet from the house

on soil graded away from the foundation. Storm water should be encouraged to flow away from the building at the point of discharge. This is a common contributor to water in crawl spaces and basements.

EXTERIOR

11. Repair: Clearance between the bottom of the siding and grade is improper and should not touch the ground. This should be corrected while maintaining proper soil grading and drainage in the area.

12. Repair: Openings in the brick veneer should be sealed at the west side. The large opening should be re- bricked to match.




Summary (Continued)13. Repair: Missing brick veneer below the front windows should be properlyninstalled and supported from the foundation

footings.

Proper brick installation below

window.

14. Repair: The brick ledge near the spa should be finished.

15. Repair: The cap flash at the brick veneer to siding junctions should be sealed.

16. Repair: Gaps in crown molding corners at the exterior eaves should be sealed and painted to match.




Summary (Continued)17. Repair: The overhead garage door jamb trim should be sealed to the brick

veneer and overhead lintel.

18. Repair: There is a large opening over the driveway window exposing framing that should be addressed.

19. Repair: The window and door frames should be sealed to the brick veneer at the exterior.

20. Repair: Missing (all) window screens should be installed. 21. Repair: The exterior door thresholds should be sealed with caulk to prevent

water and air infiltration.




Summary (Continued)22. Repair: The front door does not close all the way at the top and the top of the

frame has been altered/repaired. This door should function properly, fully close, shut tight and be installed per the manufacturer's installation instructions.

23. Repair: The overhead garage door exterior handles on the east overhead door are damaged and should be replaced.

24. Repair: Rough masonry at the garage apron corners should be finished to match.

25. Repair: Incomplete rear patio paver areas should be completed.




Summary (Continued) Summary (Continued)26. Note: Inspection of ponds and waterfalls are outside the scope of

this inspection. Method of drainage at the patio is not visible and is outside the scope of this inspection as well.

27. Repair: Missing railings at the rear patio should be installed.

28. Repair: The current lot grading is improper. Frome the 2012 International Residential Code (IRC); R401.3 Drainage. Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet.

29. Repair: Proper drainage facilities designed to minimize soil erosion should be applied at the east side near the fence.




Summary (Continued) Summary (Continued)30. Monitor: The mailbox masonry is incomplete and should be finished.

31. Repair: The rear retaining wall cap blocks with fence posts are loose and should be secured. This is also the case at the rear patio steps railing at the top north railing newel post.

ELECTRICAL

32. Repair: The garage sub panel circuit breaker labeled "sauna" is miss labeled and should read "Jet Tub". 33. Repair: The transformer panel for the exterior lighting system is loose and

should be secured. Inspection of low voltage lighting, central vacuum systems, and irrigation systems is outside the scope of this inspection.

34. Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections under the kitchen cooktop.

Carlson Home InspectionJohn Leaner

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Summary (Continued)35. Repair: Extension cords should not be used as permanent electrical wiring. A

proper hard wired receptacle outlet should be installed within reach of the appliance cord at the 2nd level media built ins.

36. Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections. where missing in the crawl space.

37. Repair: Wet rated when in use covers should be installed at the southeast exposed exterior electrical outlets due to their weather exposure. The GFCI feature for these outlets is also non operational and should be addressed.

38. Repair: The installation of a ground fault circuit interrupter (GFCI) electrical outlet is required at the 1/2 bathroom. This outlet did not trip when tested with a GFCI plug tester. GFCI protection is required in this location when outlet was installed. A GFCI offers increased protection from shock or electrocution.

39. Repair: Electrical outlet/switch cover plates are missing and should be installed at the 2nd level media built ins and media room floor.


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Summary (Continued)40. Repair: The lights are inoperative at the master bedroom hall and garage door openers. The bulbs should be replaced. If

the bulbs are not blown, the circuits should be investigated and be made operable. 41. Repair: The construction dust cover should be removed from the smoke

detector in the garage, master bedroom, and master bedroom hall.

HEATING

42. Repair: The 1st HVAC unit did not respond to the thermostat. It is suspected the thermostat has a programmed hold on to prevent the temperature from being turned up by workers. Proper operation should be demonstrated.

Area between the HVAC unit and entry not decked.

43. Repair: The attic area between the HVAC air handler and the hatch entrance should be solidly decked for servicing. From the 2012 International Residential Code (IRC); M1305.1.3 Appliances in attics. Attics containing appliances shall be provided with an opening and a clear and unobstructed passageway large enough to allow removal of the largest appliance, but not less than 30 inches (762 mm) high and 22 inches (559 mm) wide and not more than 20 feet (6096 mm) long measured along the centerline of the passageway from the opening to the appliance. The passageway shall have continuous solid flooring in accordance with Chapter 5 not less than 24 inches (610 mm) wide. A level service space at least 30 inches (762 mm) deep and 30 inches (762 mm) wide shall be present along all sides of the appliance where access is required.

COOLING/HEAT PUMPS

44. Repair: The A/C condensate line discharge should be extended away from the foundation.

45. Repair: The missing HVAC supply registers at the master suite (4) should be installed.

INSULATION/VENTILATION

46. Repair: It is noted the crawl space foundation walls have been insulated with expanding insulating foam which is a positive feature. Other components of the system include a well sealed moisture barrier covering the soil/gravel. This is commonly called a sealed or encapsulated crawl space and is desirable in humid climates such as middle Tennessee. Sealed crawl spaces are required to have mechanical ventilation either by conditioning the space with the HVAC system or installing fans discharging crawl space air to the exterior which was not observed to be present. The crawl space entry


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Summary (Continued) ((Rating)) (continued)

door should also be weather stripped and insulated and the frame should be sealed to the brick veneer. The installation should be completed. From the 2012 International Residential Code (IRC); R408.3 Unvented crawl space. Ventilation openings in under-floor spaces specified in Sections R408.1 and R408.2 shall not be required where one of the following is provided for the under-floor space: 2.1. Continuously operated mechanical exhaust ventilation at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7m2) of crawlspace floor area, including an air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1103.2.1 of this code; 2.2. Conditioned air supply sized to deliver at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7 m2) of under-floor area, including a return air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1102.2 of this code.

No insulation and weather stripping present.

Expanding foam insulation @ foundation walls.

PLUMBING

47. Monitor: Supply water piping at the irrigation system may be susceptible to freezing during extremely cold weather. This system should be winterized in cold weather. Inspection of irrigation systems is outside the scope of this inspection.

48. Note: Inspection of pool and spa and associated equipment is outside the scope of this inspection.

49. Repair: Supply water piping was observed in the attic and is susceptible to freezing during extremely cold weather. Minimal insulation is present. The desired installation is to have these units installed such that the system is contained in the conditioned areas of the home. A licensed plumber should be contacted to review this installation and repair as needed. from the 2012 International Residential Code (IRC). P2603.5 Freezing. In localities having a winter design temperature of 32F (0C) or lower as shown in Table R301.2(1) of this code, a water, soil or waste pipe shall not be


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Summary (Continued) ((Rating)) (continued)

installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than 12 inches (305 mm) deep and not less than 6 inches (152 mm) below the frost line.

Insulation around steam unit in attic.

Water supply piping in attic.

50. Repair: There is a metal water supply fixture supported by loose PVC piping sections bearing on the crawl space HVAC air handler. The metal fixture should be directly supported from the flooring structure to be proper.

51. Monitor:,Query: The supply plumbing for the home is of plastic Pex material. The tubing appears to be manufactured by Nibco. Issues with materials from this manufacturer have been reported in the past with an unresolved class action law suit pending. It is unknown if current materials or past materials are defective. A licensed plumber familiar with these materials should be consulted and internet investigation is recommended. It is noted visible evidence of issues was not observed in this home at visible systems.

52. Repair: Inspection of saunas is outside the scope of inspection. 53. Repair:,Query: The bar sink hot water is not hooked up. This is likely by

design as bar sinks most often do not require hot water to serve their purpose. Loose tubing should be properly terminated if so.


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Summary (Continued)54. Repair: Missing shower glass door enclosures at the 2nd level bathrooms should be installed.

INTERIOR

55. Repair: Cosmetic issues identified by the buyer with blue tape should be addressed. 56. Repair: Missing carpeting should be installed at the master bedroom. 57. Repair: The plantation shutters are designed to have 3 screws per hinge. Only 1 is present per hinge at mast installations

accept at the dining room. The shutters should be installed per the manufacturer's installation instructions. It is also noted a section had to be removed from the shutter stop trim to allow the window lock to function and is cumbersome to remove and replace. Also, a dining room window cannot be unlocked as the shutter is hinged on the lock side and the trim section cannot be removed. The plantation shutters will also will obstruct installation of screens. Repairs should be performed.

58. Repair: The west laundry window is obstructed from opening by exterior trim and the casing is not fully painted at the interior. This should be corrected.

59. Repair: The door handset and deadbolt strike plates are missing and should be installed at the front door. 60. Repair: Daylight was visible at the interior through the front door weather stripping. This should be corrected. 61. Repair: The doors do not latch at the coat closet, 2nd level, room with attic overhead hatch, and 2nd level front bathroom.

This should be corrected.


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Summary (Continued)62. Repair: The door handset is missing at the garage should be installed. 63. Repair: Auto close hinges at the garage pedestrian door are non functional and

should be adjusted to automatically close the door.

64. Repair: The damaged master bedroom door should be replaced. 65. Repair: Missing door handles at the master closet interior should be installed.

66. Repair: A dead bolt lock does not engage and should be adjusted at the rear patio door to the fireplace room 67. Repair: The door handset is loose and should be secured at the 2nd level northeast bedroom. 68. Repair: Hinge mounted door stoppers should be adjusted to be effective. 69. Repair: Attic hatch doors should be weather stripped and insulated. 70. Repair: Missing hinge screws should be installed at the side attic (1) and 2nd level front middle bathroom door (1). 71. Repair: Door stoppers should be added where missing at the 2nd leve rear west bedroom closet. 72. Repair: The ventless gas log should have a heat shield present in front over the fireplace opening. This should be

corrected.

73. Repair: The gas log would not light at the time of inspection. Proper operation of the unit should be demonstrated.


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Summary (Continued) Summary (Continued)74. Repair: The hole in the bar sink base cabinet should be patched to match.

75. Note: Reporting on lead based paint, radon (unless contracted to do so), cockroaches, rodents, pesticides, treated lumber, fungus, mercury, carbon monoxide or other similar environmental hazards is outside the scope of this inspection.

Likely passive radon mitigation system.

76. Repair:,Query: There is a PVC pipe with holes present above the plastic moisture barrier in the crawl space. This may be a passive radon mitigation system and should be below the plastic to be effective. These systems can be made active by installing a radon fan in the attic section of the piping.

APPLIANCES

77. Repair: The dishwasher water discharge hose should have a high loop present under the kitchen sink. 78. Repair: The waste disposer power cord is missing and should be installed.

Proper operation should be demonstrated.

79. Repair: The refrigerator ice maker was off at the time of inspection. Proper operation of the unit should be demonstrated.


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Summary (Continued) Summary (Continued)80. Repair: The clothes dryer and cooktop vent terminations should have at least

12 inches of free space to allow discharge. This should be corrected.

81. Repair: The clothes dryer vent is currently a flexible transition hose that passes into a wall. Transition hoses should not be contained within construction and should connect to the dryer to the exhaust vent system. The exhaust vent system should be of 4" rigid metal duct connected at junctions without penetrating screws. From the 2012 International Residential Code (IRC); M1502.4.3 Transition duct. Transition ducts used to connect the dryer to the exhaust duct system shall be a single length that is listed and labeled in accordance with UL 2158A. Transition ducts shall be a maximum of 8 feet (2438 mm) in length. Transition ducts shall not be concealed within construction.

82. Repair: The clothes washer drain knock out should be removed located in the plastic utility inset box in the laundry room.

83. Repair: The door bell is inoperative. A proper operable door bell should be present.


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Table of Contents GENERAL INFORMATION 20

STRUCTURE 21

ROOFING 23

EXTERIOR 25

ELECTRICAL 27

HEATING 29

COOLING/HEAT PUMPS 30

INSULATION/VENTILATION 31

PLUMBING 32

INTERIOR 34

APPLIANCES 36

RE-INSPECTION 38

INVOICE 39


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GENERAL INFORMATIONInspector Name William Carlson Company Name Carlson Home Inspection

THE HOUSE IN PERSPECTIVE

This is a newly constructed vacant single family home. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Repair: Denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Improve: Denotes a discretionary improvement to a system; or a change to a system not required due to a change in building requirements;

or a system not prepared for inspection Monitor: Denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. Query: Denotes a question to be asked of the seller or tradesperson or design professional. Note: Denotes information that is relevant to a sound understanding of the property. Safety: Denotes a condition that is unsafe and in need of prompt attention.

For the purpose of this report, it is assumed that the house faces North.

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. The ASHI Standards of Practice can be found at the end of this report and are made part of the inspection. This inspection is visual only. A representative sample of building components is viewed in areas that are accessible at the time of the inspection only. No destructive testing or dismantling of building components is performed. Any leaks or prior leaks from water entering the exterior envelope of the home or from plumbing or any other source may include the presence; visible or not-visible, of mold. Determination of mold is outside the scope of this inspection. It is the goal of the inspection to put a homebuyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

WEATHER CONDITIONS

Cloudy and Damp weather conditions prevailed at the time of the inspection. The Estimated outside temperature was approx. 40 degrees F. Cloudy and Damp weather has been experienced in the days leading up to the inspection.

Please refer to the ASHI Standards of Practice, The State of Tennessee Division of Regulatory Boards Rule # 0780-5-12-.10 Standards of Practice, and the Inspection Authorization and Agreement for a full explanation of the scope of the inspection.


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STRUCTURE

DESCRIPTION OF STRUCTURE

Foundation: Concrete Block, Crawl Space Configuration Columns: Concrete Block Pier Floor Structure: I-Joist Sub-Floor: Wafer-Board Structural Panel Wall Structure: Wood Frame/Brick Veneer Ceiling Structure: Joist Roof Structure: Rafters, Waferboard Sheathing

STRUCTURE OBSERVATIONS

General Structural Comments: The builder's licensed structural engineer should be contacted to review and approve the issues below as is in writing or specify repairs. Repairs should be performed by a licensed contractor familiar with this type of work.

RECOMMENDATIONS / OBSERVATIONS

Columns Repair: Thin wood shims of less than 2x lumber thickness were observed in the girder/pier load paths at some locations

visible from the crawl space. Thin wood shims are subject to compression which can result in structural movement. There are also at least 2 piers that are not in contact with the underside of girders rendering the piers inactive. A standard repair would be to replace wood shims of less than 2x thickness with steel bearing plates and add steel bearing plates where piers are inactive. A licensed structural engineer should be contacted to review and approve this configuration in writing or specify a repair. Any repairs required should be performed by a licensed structural contractor. Issues associated with Comments 1-5 should be similarly reviewed. From the 2012 International Residential Code (IRC); R606.14 Beam supports. Beams, girders or other concentrated loads supported by a wall or column shall have a bearing of at least 3 inches (76 mm) in length measured parallel to the beam upon solid masonry not less than 4 inches (102 mm) in thickness, or upon a metal bearing plate of adequate design and dimensions to distribute the load safely, or upon a continuous reinforced masonry member projecting not less than 4 inches (102 mm) from the face of the wall.

Floor Structure Repair:, Query: Many of the framing hangers visible in the crawl space at I-joist connections are missing nearly all of the

fasteners. 2 of 14 fasteners are present at many hangers. Missing fasteners will likely require proper retrofit installation. This should be reviewed and repaired as needed.

Repair:, Query: Significant plys of wood shimming material are present at the I-joists bearing locations on the main girders and perimeter foundation sills visible at the rear of the crawl space. This is a non-standard installation. Typically, the I-joists bear on the top of the girder directly. At the rear girder, two plys of 2x material and 2 plys of 1/2 OSB material are present above the girder with the I-joists bearing on these shim plys. A similar configuration is present at the perimeter, as the I joists bear on multiple plys of shimming as well. It is possible at the perimeter that foundation anchorage does not meet requirements in these areas as it is doubtful that anchors pass through all of these plys of material and are secured with a washer and nut. Some of the rear I-joists also bear on short cripple walls with a single top plate present. Typically, when a single top plate is present the I-joists are installed with alignment with the vertical stud to maximize support strength. Some of the I-joists are not aligned with the vertical studs. Typically, the foundation is installed to maintain a consistent elevation for the framing structure to bear on unless significant use of cripple walls is designed into the structure. The builder should be asked if the home was designed to be in the current configuration or if these are site specified repairs performed to correct unexpected elevation issues. This should be reviewed and repaired as needed. It is noted the majority of the perimeter framing is not directly visible due to coverage with foam insulation.


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STRUCTURE (Continued)Roof

Repair:, Query: Rafter mid-supports are present at the attic that includes the steam unit. These supports are braced horizontal purlins but do not meet requirements for purlin assemblies. The horizontal purlin members should be at least the lumber size of the rafters and braces greater than 8' in length should be braced (strong backs) with a maximum spacing of 4'. It is noted that these assemblies may have been installed as a construction aid and may not be part of the structural design of the roof system. This should be reviewed and repaired as needed. From the 2012 International Residential Code (IRC); R802.5.1 Purlins shall be sized no less than the required size of the rafters that they support. Purlins shall be continuous and shall be supported by 2-inch by 4-inch (51 mm by 102 mm) braces installed to bearing walls at a slope not less than 45 degrees (0.785 rad) from the horizontal. The braces shall be spaced not more than 4 feet (1219 mm) on center and the unbraced length of braces shall not exceed 8 feet (2438 mm).

Repair:, Query: The flat roof structure for the west flat section roof is visible from the west side attic. There is a low pitched hip rafter present with standard rafters framed into the side of the hip rafter. As the pitch of this hip rafter and roof surface is most likely less than 3 in 12, the hip rafter should be designed as a structural beam. The hip rafter is a single ply 2x12 with spans of approx. 12-13' with a 2x4 strong back brace mid support present. This may not have been designed as a structural beam. Bearing ledgers are also not present beneath the rafter connections to the hip rafter and may be required. There is also a section of 2x8 rafters present in this attic space that span approx. 18' which may be of issue as well. It is noted other flat roof surface structures were not visible and could not be inspected. This should be reviewed and be repaired as needed. From the 2012 International Residential Code (IRC); R802.3 Framing details. Etc....Where the roof pitch is less than three units vertical in 12 units horizontal (25-percent slope), structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams.

Crawl Space / Basement Repair: Crawl space vents at or below grade should have vent wells installed. Repair:, Query: There is a PVC piping system that has disconnection and minimal support in the crawl space. This does

not appear to be a part of the regular waste system as leakage was not observed after all fixtures were operated. This system should be identified and be repaired as needed. If this is an abandoned system it should be removed to prevent confusion.

Repair: There is evidence of minor moisture in the crawl space indicated by water on the plastic under the sauna area at the perimeter. This condition may vary seasonally and/or with precipitation intensity. Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see "Exterior" and "Roofing: Gutters" sections). This condition should then be monitored to determine if positive drainage measures are needed.

LIMITATIONS OF STRUCTURE INSPECTION

Assessing the structural integrity of a building is beyond the scope of a standard home inspection. A certified licensed structural Professional Engineer (P.E.) is recommended where there are structural concerns about the building.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Structural components concealed behind finished surfaces could not be inspected. * Only a representative sampling of visible structural components were inspected. * Furniture and/or storage restricted access to some structural components. * Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection



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ROOFING

DESCRIPTION OF ROOFING

Sloped Roof Covering: Asphalt/Composite Shingles Approximate Age (Yrs): 1 Year # of Layers: 1 Flat Roof Covering: Metal Approximate Age (Yrs): 1 Year Roof Flashings: Metal Chimneys: Stucco over framing, Faux Gutters and Downspouts: Aluminum , Downspouts discharge above grade Skylights: None Method of Inspection: Viewed with binoculars

ROOFING OBSERVATIONS

General Roofing Comments: The roof coverings are considered to be in generally good condition.


Gutter and Downspout Repair: Gutters and downspouts should be installed with collected water discharging 5' from the foundation to avoid

spilling roof runoff around building at the flat roof surfaces. Water was present running off the roof as snow was in the final stages of melting. Moisture was observed to run down the brick veneer in most locations which over time will likely deteriorate the brick mortar. The potential to pass moisture into the wall cavity exists as well as masonry in general will pass moisture and is also subject to condensation issues Water dripping from the rear flat roof surface was observed to contact the brick ledge at the lower siding junction and splash back on the siding, unsealed flashing, and corner boards. The siding appears to be of hardboard which is a good weather material in this service but corner trim may be of MDF or other composite that may not hold up as well with the elevated perimeter moisture exposure. Crawl space moisture entry is also a concern as moisture can have an adverse affect on foundations and crawl space environments. Minor moisture was observed at the rear of the crawl space above the plastic at the perimeter below the sauna area. It is noted the crawl space is well sealed and conditions below the plastic moisture barrier are mostly unknown. Although gutters are not specifically required in all cases in the 2012 International Residential Code (IRC), passages are present indicating drainage of water away from the building is desirable. There may be local requirements that require gutters and should be further investigated. It is noted gutters are present at the sloped roof surfaces. It is also noted eaves /roof surface modifications would likely be required to retrofit gutters. R801.3 Roof drainage. In areas where expansive or collapsible soils are known to exist, all dwellings shall have a controlled method of water disposal from roofs that will collect and discharge roof drainage to the ground surface at least 5 feet (1524 mm) from foundation walls or to an approved drainage system.


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ROOFING (Continued)Repair: The downspouts should discharge water at least 5 feet from the house on soil graded away from the foundation.

Storm water should be encouraged to flow away from the building at the point of discharge. This is a common contributor to water in crawl spaces and basements.

LIMITATIONS OF ROOFING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Not all of the underside of the roof sheathing is inspected for evidence of leaks. * Evidence of prior leaks may be disguised by interior finishes. * Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. * Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. * Roof inspection may be limited by access, condition, weather, or other safety concerns.



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EXTERIOR

DESCRIPTION OF EXTERIOR

Wall Covering: Brick, Hardboard Siding, Wood siding Eaves, Soffits, an Fascias: Hardboard Exterior Doors: Solid Wood Window/Door Frames and Trim: Metal Clad Overhead Garage Doors: Metal Entry Driveways: Concrete Entry Walkway and Patios: Concrete Porches, Decks, Steps, Railings: Concrete, Wood Lot Slope: Slopes: East to West, Slopes: North to South Retaining Walls: Prefab Masonry Fence: Metal Tubular Aluminum

EXTERIOR OBSERVATIONS

General Exterior Comments: The exterior of the home is in generally good condition with normal maintenance required.


Exterior Walls Repair: Clearance between the bottom of the siding and grade is improper and should not touch the ground. This should

be corrected while maintaining proper soil grading and drainage in the area. Repair: Openings in the brick veneer should be sealed at the west side. The large opening should be re- bricked to match. Repair: Missing brick veneer below the front windows should be properlyninstalled and supported from the foundation

footings. Repair: The brick ledge near the spa should be finished. Repair: The cap flash at the brick veneer to siding junctions should be sealed.

Exterior Eaves Repair: Gaps in crown molding corners at the exterior eaves should be sealed and painted to match.

Windows / Doors Repair: The overhead garage door jamb trim should be sealed to the brick veneer and overhead lintel. Repair: There is a large opening over the driveway window exposing framing that should be addressed. Repair: The window and door frames should be sealed to the brick veneer at the exterior. Repair: Missing (all) window screens should be installed. Repair: The exterior door thresholds should be sealed with caulk to prevent water and air infiltration. Repair: The front door does not close all the way at the top and the top of the frame has been altered/repaired. This door

should function properly, fully close, shut tight and be installed per the manufacturer's installation instructions. Garage


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EXTERIOR (Continued)Repair: The overhead garage door exterior handles on the east overhead door are damaged and should be replaced. Repair: Rough masonry at the garage apron corners should be finished to match.

Porch/Patios Repair: Incomplete rear patio paver areas should be completed. Note: Inspection of ponds and waterfalls are outside the scope of this inspection. Method of drainage at the patio is not

visible and is outside the scope of this inspection as well. Repair: Missing railings at the rear patio should be installed.

Lot Drainage Repair: The current lot grading is improper. Frome the 2012 International Residential Code (IRC); R401.3 Drainage.

Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches within the first 10 feet.

Repair: Proper drainage facilities designed to minimize soil erosion should be applied at the east side near the fence. Driveway

Monitor: The mailbox masonry is incomplete and should be finished. Retaining Wall

Repair: The rear retaining wall cap blocks with fence posts are loose and should be secured. This is also the case at the rear patio steps railing at the top north railing newel post.

LIMITATIONS OF EXTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * A representative sample of exterior components was inspected rather than every occurrence of components. * The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. * Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.



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ELECTRICAL

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: 120/240 Volt Main Service- Service Size: 400 Amps Service Drop: Underground Earth Ground: Ground Rod, Ground Rod not visible Main Disconnects: Main Service Disconnect Rating 2-200 Amps, Breakers, Located: West

Exterior Sub-Panels: Panel Disconnect Rating: 100 Amps 80 Amps 50 Amps, Breakers, Located:

Laundry Room Distribution Wiring: Non-Metallic Cable "Romex" Switches and Receptacles: Grounded Ground Fault Circuit Interrupt(s): Kitchen Counters, Bathrooms, Garage, Exterior, Laundry Smoke Dectectors: Bedrooms, Hallways, Garage

ELECTRICAL OBSERVATIONS

General Electrical Comments: Inspection of the electrical system revealed the need for repairs, as is typical of most homes. A licensed electrician should be consulted to undertake the improvements recommended below.


Sub Panel Repair: The garage sub panel circuit breaker labeled "sauna" is miss labeled and should read "Jet Tub".

Distribution Wiring Repair: The transformer panel for the exterior lighting system is loose and should be secured. Inspection of low voltage

lighting, central vacuum systems, and irrigation systems is outside the scope of this inspection. Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections under the kitchen

cooktop. Repair: Extension cords should not be used as permanent electrical wiring. A proper hard wired receptacle outlet should

be installed within reach of the appliance cord at the 2nd level media built ins. Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections. where missing in

the crawl space. Outlets

Repair: Wet rated when in use covers should be installed at the southeast exposed exterior electrical outlets due to their weather exposure. The GFCI feature for these outlets is also non operational and should be addressed.

Repair: The installation of a ground fault circuit interrupter (GFCI) electrical outlet is required at the 1/2 bathroom. This outlet did not trip when tested with a GFCI plug tester. GFCI protection is required in this location when outlet was installed. A GFCI offers increased protection from shock or electrocution.

Repair: Electrical outlet/switch cover plates are missing and should be installed at the 2nd level media built ins and media room floor.

Lights Repair: The lights are inoperative at the master bedroom hall and garage door openers. The bulbs should be replaced. If

the bulbs are not blown, the circuits should be investigated and be made operable. Smoke Detectors


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ELECTRICAL (Continued)Repair: The construction dust cover should be removed from the smoke detector in the garage, master bedroom, and

master bedroom hall.

LIMITATIONS OF ELECTRICAL INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Electrical components concealed behind finished surfaces are not inspected. * Only a representative sampling of outlets and light fixtures were tested. * Furniture and/or storage restricted access to some electrical components which may not be inspected. * The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.



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HEATING

DESCRIPTION OF HEATING

Energy Source: Electric (2nd Stage Resistance Htr Assoc. w/ Heat Pump), Gas Heating System Type: Forced Air Vents, Flues, Chimneys: Plastic Heat Distribution Methods: Ductwork

System Manufacturer: 1st Level , Rheem System Description: Model #: AS10412021 , Serial #: 3214172164 Temperature Rise: Did not respond to Thermostat (Deg. F), Manufacture Date: 2014

System Manufacturer: 2nd Level , Rheem System Description: Model #: RPLLHM6024JA , Serial #: W43142XX59 Temperature Rise: 22; Coil Only (Deg. F), Manufacture Date: 2014

HEATING OBSERVATIONS

General Heating Comments: The 2nd level heating system responded properly to standard controls.


Heaters Repair: The 1st HVAC unit did not respond to the thermostat. It is suspected the thermostat has a programmed hold on to

prevent the temperature from being turned up by workers. Proper operation should be demonstrated. Repair: The attic area between the HVAC air handler and the hatch entrance should be solidly decked for servicing.

From the 2012 International Residential Code (IRC); M1305.1.3 Appliances in attics. Attics containing appliances shall be provided with an opening and a clear and unobstructed passageway large enough to allow removal of the largest appliance, but not less than 30 inches (762 mm) high and 22 inches (559 mm) wide and not more than 20 feet (6096 mm) long measured along the centerline of the passageway from the opening to the appliance. The passageway shall have continuous solid flooring in accordance with Chapter 5 not less than 24 inches (610 mm) wide. A level service space at least 30 inches (762 mm) deep and 30 inches (762 mm) wide shall be present along all sides of the appliance where access is required.

LIMITATIONS OF HEATING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection. * The adequacy of heat supply or distribution balance is not inspected. * The interior of flues or chimneys which are not readily accessible are not inspected. * The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. * Solar space heating equipment/systems are not inspected.



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COOLING/HEAT PUMPS

DESCRIPTION OF COOLING/HEAT PUMPS

Energy Source: Electricity

Area Serviced: 2nd Level , Air Source Heat Pump System Manufacturer: Rheem , Manufacture Date: 2014 System Description: Model #: 13PJL48A01 , Serial #: W481403851 Temperature Rise / Drop: 22 / The heat pump was operated in heat mode only due to low ambient

temperatures. (Deg. F)

Area Serviced: 1st Level , Central Air Conditioning System Manufacturer: Rheem , Manufacture Date: 2014 System Description: Model #: 13AJN60A01 , Serial #: W471429404 Temperature Rise / Drop: N/A / The air conditioner was not operated due to low ambient

temperatures. (Deg. F)

COOLING/HEAT PUMP OBSERVATIONS

General Cooling/Heat Pump Comments: The ambient temperature was too low to operate the air conditioner and the heat pump in cool mode.


Central Air Conditioning Repair: The A/C condensate line discharge should be extended away from the foundation.

Supply Air Ductwork Repair: The missing HVAC supply registers at the master suite (4) should be installed.

LIMITATIONS OF COOLING/HEAT PUMPS INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Window mounted air conditioning units are not inspected. * The cooling supply adequacy or distribution balance are not inspected.



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INSULATION/VENTILATION

DESCRIPTION OF INSULATION/VENTILATION

Attic Insulation: 14 inches of loose insulation (Approx.). Exterior Wall Insulation: Not Visible Crawl Space Insulation: Expanding Foam Insulating on Walls Moisture Barriers: Plastic in Crawlspace Roof Ventilation: Ridge Vents Crawl Space Ventilation: Conditioned Crawl Space

INSULATION/VENTILATION OBSERVATIONS

General Insulation/Ventilation Comments: The insulation levels are typical for a home of this age.


Crawl Space Repair: It is noted the crawl space foundation walls have been insulated with expanding insulating foam which is a

positive feature. Other components of the system include a well sealed moisture barrier covering the soil/gravel. This is commonly called a sealed or encapsulated crawl space and is desirable in humid climates such as middle Tennessee. Sealed crawl spaces are required to have mechanical ventilation either by conditioning the space with the HVAC system or installing fans discharging crawl space air to the exterior which was not observed to be present. The crawl space entry door should also be weather stripped and insulated and the frame should be sealed to the brick veneer. The installation should be completed. From the 2012 International Residential Code (IRC); R408.3 Unvented crawl space. Ventilation openings in under-floor spaces specified in Sections R408.1 and R408.2 shall not be required where one of the following is provided for the under-floor space: 2.1. Continuously operated mechanical exhaust ventilation at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7m2) of crawlspace floor area, including an air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1103.2.1 of this code; 2.2. Conditioned air supply sized to deliver at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7 m2) of under-floor area, including a return air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1102.2 of this code.

LIMITATIONS OF INSULATION/VENTILATION INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. * Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. * An analysis of indoor air quality is not part of our inspection. * Any estimates of insulation R values or depths are rough average values.



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PLUMBING

DESCRIPTION OF PLUMBING

Water Supply Source: Private Water Supply Service Pipe to House: Pex Main Water Valve Location: At Water Heater Interior Supply Piping: Pex Waste System: Unknown Drain, Waste, & Vent Piping: Plastic Gas Shut Off Location: Meter

Water Heater Manufacturer: Rinnai , Manufacture Date: 2015 System Description: Model #: RUR98i , Serial #: GH.BA-054261 Capacity and Fuel: Tankless (approx. gallons), Gas

PLUMBING OBSERVATIONS


Supply Plumbing Monitor: Supply water piping at the irrigation system may be susceptible to freezing during extremely cold weather. This

system should be winterized in cold weather. Inspection of irrigation systems is outside the scope of this inspection.

Note: Inspection of pool and spa and associated equipment is outside the scope of this inspection. Repair: Supply water piping was observed in the attic and is susceptible to freezing during extremely cold weather.

Minimal insulation is present. The desired installation is to have these units installed such that the system is contained in the conditioned areas of the home. A licensed plumber should be contacted to review this installation and repair as needed. from the 2012 International Residential Code (IRC). P2603.5 Freezing. In localities having a winter design temperature of 32F (0C) or lower as shown in Table R301.2(1) of this code, a water, soil or waste pipe shall not be installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than 12 inches (305 mm) deep and not less than 6 inches (152 mm) below the frost line.

Repair: There is a metal water supply fixture supported by loose PVC piping sections bearing on the crawl space HVAC air handler. The metal fixture should be directly supported from the flooring structure to be proper.

Monitor:, Query: The supply plumbing for the home is of plastic Pex material. The tubing appears to be manufactured by Nibco. Issues with materials from this manufacturer have been reported in the past with an unresolved class action law suit pending. It is unknown if current materials or past materials are defective. A licensed plumber familiar with these materials should be consulted and internet investigation is recommended. It is noted visible evidence of issues was not observed in this home at visible systems.

Fixtures Repair: Inspection of saunas is outside the scope of inspection.


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PLUMBING (Continued)Repair:, Query: The bar sink hot water is not hooked up. This is likely by design as bar sinks most often do not require hot

water to serve their purpose. Loose tubing should be properly terminated if so. Repair: Missing shower glass door enclosures at the 2nd level bathrooms should be installed.

LIMITATIONS OF PLUMBING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. * Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. * Clothes washing machine connections are not inspected. * Interiors of flues or chimneys which are not readily accessible are not inspected. * Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.



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INTERIOR

DESCRIPTION OF INTERIOR

Wall and Ceiling Materials: Drywall Floor Surfaces: Wood, Tile Window Type(s) & Glazing: Casement Door: Wood-Solid Core Fireplaces: Prefab w/ Vent less Gas Logs

INTERIOR OBSERVATIONS

General Interior Comments: The interior was in a maintained condition.


Wall / Ceiling Finishes Repair: Cosmetic issues identified by the buyer with blue tape should be addressed.

Floors Repair: Missing carpeting should be installed at the master bedroom.

Windows Repair: The plantation shutters are designed to have 3 screws per hinge. Only 1 is present per hinge at mast installations

accept at the dining room. The shutters should be installed per the manufacturer's installation instructions. It is also noted a section had to be removed from the shutter stop trim to allow the window lock to function and is cumbersome to remove and replace. Also, a dining room window cannot be unlocked as the shutter is hinged on the lock side and the trim section cannot be removed. The plantation shutters will also will obstruct installation of screens. Repairs should be performed.

Repair: The west laundry window is obstructed from opening by exterior trim and the casing is not fully painted at the interior. This should be corrected.

Doors Repair: The door handset and deadbolt strike plates are missing and should be installed at the front door. Repair: Daylight was visible at the interior through the front door weather stripping. This should be corrected. Repair: The doors do not latch at the coat closet, 2nd level, room with attic overhead hatch, and 2nd level front bathroom.

This should be corrected. Repair: The door handset is missing at the garage should be installed. Repair: Auto close hinges at the garage pedestrian door are non functional and should be adjusted to automatically close

the door. Repair: The damaged master bedroom door should be replaced. Repair: Missing door handles at the master closet interior should be installed. Repair: A dead bolt lock does not engage and should be adjusted at the rear patio door to the fireplace room Repair: The door handset is loose and should be secured at the 2nd level northeast bedroom. Repair: Hinge mounted door stoppers should be adjusted to be effective. Repair: Attic hatch doors should be weather stripped and insulated. Repair: Missing hinge screws should be installed at the side attic (1) and 2nd level front middle bathroom door (1). Repair: Door stoppers should be added where missing at the 2nd leve rear west bedroom closet.

Fireplace


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INTERIOR (Continued)Repair: The ventless gas log should have a heat shield present in front over the fireplace opening. This should be

corrected. Repair: The gas log would not light at the time of inspection. Proper operation of the unit should be demonstrated.

Kitchen Cabinets Repair: The hole in the bar sink base cabinet should be patched to match.

Environmental Issues Note: Reporting on lead based paint, radon (unless contracted to do so), cockroaches, rodents, pesticides, treated

lumber, fungus, mercury, carbon monoxide or other similar environmental hazards is outside the scope of this inspection.

Repair:, Query: There is a PVC pipe with holes present above the plastic moisture barrier in the crawl space. This may be a passive radon mitigation system and should be below the plastic to be effective. These systems can be made active by installing a radon fan in the attic section of the piping.

LIMITATIONS OF INTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. * Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments will be general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture.



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APPLIANCES

DESCRIPTION OF APPLIANCES

Appliances Tested: Built-in Electric Oven, Electric Induction Cooktop, Warming Drawer, Microwave Oven, 2 Dishwasher, Waste Disposer, (2) Refrigerator, Ice Maker

Laundry Facility: 240 Volt Circuit for Dryer, Dryer Vented to Building Exterior, 120 Volt Circuit for Washer, Hot and Cold Water Supply for Washer, Waste Standpipe for Washer

APPLIANCES OBSERVATIONS

General Appliance Comments: The appliances inspected operated properly.


Oven Dishwasher

Repair: The dishwasher water discharge hose should have a high loop present under the kitchen sink. Waste Disposer

Repair: The waste disposer power cord is missing and should be installed. Proper operation should be demonstrated. Refrigerator

Repair: The refrigerator ice maker was off at the time of inspection. Proper operation of the unit should be demonstrated. Clothes Dryer

Repair: The clothes dryer and cooktop vent terminations should have at least 12 inches of free space to allow discharge. This should be corrected.

Repair: The clothes dryer vent is currently a flexible transition hose that passes into a wall. Transition hoses should not be contained within construction and should connect to the dryer to the exhaust vent system. The exhaust vent system should be of 4" rigid metal duct connected at junctions without penetrating screws. From the 2012 International Residential Code (IRC); M1502.4.3 Transition duct. Transition ducts used to connect the dryer to the exhaust duct system shall be a single length that is listed and labeled in accordance with UL 2158A. Transition ducts shall be a maximum of 8 feet (2438 mm) in length. Transition ducts shall not be concealed within construction.

Clothes Washer Repair: The clothes washer drain knock out should be removed located in the plastic utility inset box in the laundry room.

Door Bell System Repair: The door bell is inoperative. A proper operable door bell should be present.


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APPLIANCES (Continued) LIMITATIONS OF APPLIANCES INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Thermostats, timers and other specialized features and controls are not tested. * 220 volt clothes dryer outlets are inspected visually only. * The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Appliances are tested by turning them on for a short period of time only. It is strongly recommended that a Homeowners Warranty or service contract be purchased to cover the operation of appliances. It is further recommended that appliances be tested during any scheduled pre-closing walk through. Like any mechanical device, appliances can malfunction at any time (including the day after taking possession of the house).



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RE-INSPECTIONItems for reinspection 1,2,3,4,5,6,7,8,43,46,49,50,80

SCOPE OF THE RE-INSPECTION

At the clients request, the property at 2016 New Construction 4000 SF was re-inspected on June 3,2016 at 2:30 PM. Rainy weather conditions prevailed at the time of the inspection at approx. 80 degrees F. The buyer was/were in attendance with the inspector.

The scope of inspection is limited to the items agreed upon by the client and the seller in the Home Inspection release from the original home inspection overview including:

1,2,3,4,5,6,7,8,43,46,49,50,80

All other items are beyond the scope of inspection. Re-inspection comments are listed below. Items without comment are considered to be completed satisfactorily.

RE-INSPECTION OBSERVATIONS

Item 2 . Incomplete. Fasteners are still missing from many framing hangers in the crawl space. There is also a double I-joist present with a missing hanger.

Item 3 . No change. Multiply sills and I-joists not directly supported beneath at cripple wall single top plate are still present. The builder's licensed structural engineer should be contacted to review and approve these non-standard configurations in writing or specify a repair. Any repairs required should be performed by a licensed structural contractor.

Item 4 . No change. Purlins are still of non-standard design. The builder's licensed structural engineer should be contacted to review and approve these non-standard configurations in writing or specify a repair. Any repairs required should be performed by a licensed structural contractor.

Item 5 . No change. The west flat roof structure has not had any change. The builder's licensed structural engineer should be contacted to review and approve this roof structure in writing or specify a repair. Any repairs required should be performed by a licensed structural contractor.

Item 6 . No change. Vent wells are still needed at crawl space vents at grade. Item 43 . No change. Decking is still missing in the attic. Item 46 . No change. Mechanical ventilation is still required in the crawl space and the entry hatch still should be

weatherstripped and insulated. Item 49 . No change. Water supply piping is still present in the side attic associated with the steam shower. Item 50 . No change. The plumbing fitting on the crawl space located HVAC handler is still improperly supported. Item 80 . No change. The cooktop and dryer vents still do not have 12" clearance above grade.


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INVOICE

Carlson Inspection LLC dba Carlson Home Inspection Services

Nashville, TN 37206 615-228-4443

REPORT NO: XXXXXX

WORK DATE: April 65, 2016

INVOICE DATE: 5/35/16

SOLD TO: PROPERTY LOCATION: John Leaner Nashville, TN 37200 [email protected] 2016 New Construction 4000 SF XXX-XXX-XXXX

DESCRIPTION AMOUNT

Inspection Fee $667.00

Reinspection Fee $100.00

Total Fees $767.00

PAYMENT INFORMATION AMOUNT

Payment Date: 1/29/16 Payment Method: Check Payment Amount $667.00

Payment Date: 6/2/16 Payment Method: Check 2nd Payment Amount $100.00

BALANCE DUE $0

Thank you for your business! Payment of this invoice is due upon receipt.


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home inspection report 2016 new...102 mm) braces installed to bearing walls at a slope not less than...

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