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Home Inspection Report

Prepared by: Above Board Home Inspections169 Camino RealFort Collins, Colorado 80524

Table of Contents

Definitions 2

General Information 2

Lots and Grounds 3

Exterior 6

Garage 9

Roof 13

Crawl Space 17

Basement 18

Attic 19

Structure 21

Electrical 27

Heating System 31

Air Conditioning 34

Plumbing 36

Fireplace 38

Kitchen 39

Bedroom 41

Bathroom 46

Living Space 53

Laundry Room 59

Mechanical / Storage Room 60

Summary 63

Above Board Home Inspections

15:07 January 22, 2019Sample Home Inspection Report2.inspxPage 1 of 106

Palm-Tech Inspector, Copyright © 1998-2019, PDmB, Inc.

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection A Acceptable Item is functional with no obvious signs of defect. F Marginal Function Item is not fully functional or requires repair or servicing. S Marginal Safety Item presents a safety concern. IT Not Inspected / Tested Item was not inspected and/or tested for one of the following reasons:

safety, lack of accessibility, lack of power, disconnected at the time of the inspection, or beyond the scope of the inspection

N Not Present Item is not present or not found.

General Information

Property Information

Property Address City State Zip

Client Information

Client Name

Inspection Company

Inspector Name Todd Henderson Company Name Above Board Home Inspections Address 169 Camino Real City Fort Collins State Colorado Zip 80524 Phone 970-223-6692 E-Mail [email protected]

Conditions

Inspection Date Estimated Age 1962 Entrance Faces East Others Present Buyer's Agent, Buyer, and Seller (for a portion of the inspection prior to the Buyer and Buyer's Agent attending the inspection) Property Occupied Occupied Electric On Yes No Not Applicable Natural Gas On Yes No Not Applicable Water On Yes No Not Applicable Temperature 34 - 37 degrees F. (temperature range during inspection) Weather Light rain Soil Conditions Damp Space Below Grade Finished basement and crawlspace Building Type Single family Garage Attached Sewage Disposal Utility How Verified Visual Inspection Water Source Utility How Verified Visual Inspection




General Information (Continued)Additions/Modifications Basement finish Permits Obtained Unable to determine if a permit was obtained to finish the basement. Recommend that the Buyer confirm with the Seller

Lots and GroundsA F S IT N

1. Driveway: Concrete 2. Sidewalks: Concrete 3. Covered Porch: Concrete

Concrete Crack 4. Covered Patio: 1) A crack was noted in the concrete patio. Recommend that the crack be sealed to prevent potential further damage from developing due to ice wedging that occurs during freeze-thaw cycles

5. Pergola: Wood 6. Grading: 1) Portions of the yard adjacent to the house have minimal to no slope away from the

house. Recommend that the landscape materials (such as landscape rock and mulch) be temporarily removed, that fill dirt be added and compacted in these areas to a create positive slope away from the foundation, and that the landscape materials then be put back in place (please note that generally speaking the minimum recommended slope is 6 inches in 10 feet away from the house)

Front Yard

North Side of House




Lots and Grounds (Continued)Grading: (continued)

Back Yard

7. Vegetation: Lawn, shrubs, trees 8. Window Wells: Corrugated metal - 1) Although not required, at a

minimum, recommend that a metal window well grate be installed at all of the window wells to prevent a potential fall hazard. Or, alternatively, install reinforced plexiglass window well covers at all of the window wells to prevent a potential fall hazard and also prevent unwanted moisture and pests from entering the window well

9. Fences:




Lots and Grounds (Continued)10. Storage Shed: The storage shed generally appears to be watertight, structurally sound, and fully

functional

11. Hot Tub: The water in the hot tub was hot, and the jets and lights turned on

12. Playground Equipment: Please note that inspection and testing of playground equipment is not part of this inspection




Lots and Grounds (Continued)Sprinkler Control

Panel 13. Lawn Sprinklers: 1) The sprinkler system appears to be

winterized, and could therefore not be tested during the inspection. Recommend having the function of the sprinkler system tested by a sprinkler contractor in the Spring

ExteriorInspection of the exterior of the house is limited to a visual observation. Testing for moisture inside of the walls is beyond the scope of this inspection. Dirty windows and/or improper lighting can make it very difficult to identify windows with failed seals. Although the windows are inspected for failed seals, this report does not warrant nor guarantee that there are not windows with failed seals beyond any that may be identified in this report.

A F S IT N

Exterior Surface 1. Siding, Trim, Fascia, and Soffits: Vinyl siding - 1) A gap was noted at the window trim at

one of the windows at the south wall of the house. Recommend that this gap be caulked to ensure a water-tight condition. 2) Gap were noted where the trim meets the brick at the front of the garage. Recommend that these gaps be caulked to ensure a water-tight condition

Gap

Gap




Exterior (Continued)2. Brick Veneer: 1) Stair-step cracks were noted at the brick mortar joints above both corners of

the garage door. The cracks are likely due to some minor settling / deflection of the garage door header. Recommend that the cracks be repaired by a masonry contractor (or at a minimum, caulk the joints) to ensure that the brick wall is water-tight. Further recommend that the Buyer monitor the cracks and have them re-evaluated if they redevelop or worsen

Stair-Step Cracks Stair-Step Crack

3. Door Bell: Hard wired - The door bell functions correctly 4. Window Screens: Vinyl mesh - 1) The window screens in the 2nd Floor Southeast Bedroom are

damaged. If desired, replace the damaged window screens. 2) The window screens in the dining room and the garage have been removed. Recommend these missing window screens be replaced to prevent unwanted pests from entering the house when the windows are open

Damaged Screen (2nd Floor Southeast

Bedroom)

Damaged Screen (2nd

Floor Southeast Bedroom)

Missing Screen (Dining Room)




Exterior (Continued)Window Screens: (continued)

Missing Screen

(Garage)

Exterior Light

(Covered Patio

5. Exterior Lighting: Surface mount - 1) The two exterior lights at the front of the garage, and the exterior light at the covered patio did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures

6. Exterior Electric Outlets: 1) The exterior outlet at the front of the house is not ground-fault protected. Although ground-fault protected outlets were not required at exterior outlets at the time of construction, recommend that an electrician provide ground-fault protection of this outlet through the use of GFCI outlet or a GFCI circuit breaker as a safety upgrade (please note that the other exterior outlets are ground-fault protected)




Exterior (Continued)7. Hose Bibs: 1) Recommend that a splash block be installed beneath each hose bib to minimize the

potential of water from the hose bibs infiltrating the basement

No Splash Block

No Splash Block

Main Gas Shut-off Valve

8. Gas Meter & Gas Shut-off Valve: Located at the north side of the house - No natural gas leaks were detected at the gas meter

Garage Garage

1. Type of Structure: Attached Car Spaces: 2 2. Unable to Inspect: Unable to fully inspect the walls and

floor of the garage due to stored items




Garage (Continued)3. Garage Doors: 4. Door Operation: Automatic - The safety feature and the door opener both function correctly 5. Floor: Concrete slab 6. Ceiling: Drywall 7. Walls: Drywall & concrete block 8. Attic Access: 9. Fire Separation Wall and Ceiling: Drywall - 1) The current standard is to have a fire

separation wall and ceiling between the garage and the house. Taped drywall on the walls and ceiling meets this requirement. The existing wall and ceiling have taped drywall, but there are two small pieces of drywall that have been removed above and below the electrical panel. Recommend that a drywall contactor patch the holes with taped drywall to ensure that the proper fire separation exists between the house and the garage. 2) The drywall joints are not taped at a bump out in the north garage wall, and a gap was noted at a drywall joint in the ceiling. Recommend that a drywall contractor tape these joints with joint compound and joint tape to ensure that the proper fire separation exists between the house and the garage

Small Pieces of Drywall Removed

Above and Below The Electrical Panel

Drywall Joints Not

Taped

Gap at Drywall Joint In Ceiling




Garage (Continued)10. Fire Separation Doors: 1) The door separating the house and the

garage does not meet the current standard for a fire separation door at this location. Recommend that this door be replaced with an approved fire separation door with self-closing hinges

11. Windows: Wood sliding - The window opens, closes, and locks correctly. 1) The paint is peeling on the exterior side of the window. Recommend that the window be re-painted to protect it from potential future moisture damage

12. Electrical: 1) The garage outlets are not ground-fault protected. Although ground-fault protected outlets were not required at garage outlets at the time of construction; recommend that an electrician provide ground-fault protection of the garage outlets through the use of GFCI outlets or a GFCI circuit breaker as a safety upgrade




Garage (Continued)Electrical: (continued)

13. Cabinets, Cabinet Doors, and Drawers: Wood - The cabinets are firmly attached to the wall, and the cabinet doors and drawers function correctly. 1) There is a missing cabinet door. If desired, replace the missing cabinet door. 2) There is no support clip installed at the middle of the shelves to prevent the shelves from sagging at one of the wall cabinets. Recommend that support clips be installed at the middle of these shelves to prevent the shelves from sagging

Missing Cabinet Door

Missing Shelf Supports

14. Heating: None A F S IT N




RoofNorthern Colorado experiences severe thunderstorms and hail throughout the Summer. Please note that hail damage to the roof can and may occur subsequent to the inspection of the roof. This home inspection does not warrant, nor guarantee, that hail damage to the roof will not occur in the future

A F S IT N

House and Garage Roof Surface 1. Method of Inspection: On the roof and from the ground 2. Material: Composition shingles - The roof system, including the composition shingles, flashings,

and penetrations, appears to be in very good condition and watertight. The following items were noted: 1) There are some un-caulked nailheads. Recommend having a qualified roofing contractor caulk all un-caulked nailheads. 1) There are a few un-caulked and/or raised nailheads. Recommend having a qualified roofing contractor hammer any raised nailheads flush with the surface of the shingles, and caulk all un-caulked nailheads

Un-Caulked Nailheads


Popped Nailheads

Popped Nailheads

Popped Nailheads




Roof (Continued)Material: (continued)

Split Shingle & Un-Caulked Nailheads

Heavier Granular Loss

Possible Hail Impact

Marks


Marks

3. Type: Gable 4. Approximate Age: Unable to confirm. Recommend that the Buyer confirm with the Seller 5. Flashing: Metal 6. Plumbing Vents: Copper




Roof (Continued)7. Gutters: Aluminum - 1) Leaves are present in the gutters.

Recommend that the gutters and downspouts be cleaned to ensure that the roof water drains properly

8. Downspouts: Aluminum - 1) Recommend that the downspout extension be left in the horizontal position at the downspout located at the southeast corner of the garage in order to prevent water from draining and freezing on the sidewalk during wet freezing weather (slip hazard). Please be aware; however, that this will create a slight trip hazard. Or, alternatively, consider installing an underdrain that drains under the sidewalk (this option will eliminate both the slip hazard and the trip hazard, but is more difficult to install)

9. Downspouts: Aluminum - 1) Several of the downspouts are not well attached to the wall at the bottom of the downspouts. Recommend that the bottom of any such downspouts be well secured to the wall. 2) The downspout located at the northwest corner of the house appears to drain to a low spot against the house. Recommend that the downspout at this location be modified/improved to ensure that it drains away from the house




Roof (Continued)Downspouts: (continued)

10. Trees: 1) Two trees are overhanging the roof. Recommend that a qualified tree service remove any overhanging limbs in order to avoid potential future damage to the roof, limit the accumulation of leaves in the gutters, and prevent animal access to the roof

Chimney 11. Chimney: Brick 12. Chimney Cap: Concrete

Missing Flue Cap 13. Flue/Flue Cap: 1) There is no cap on the fireplace flue. Recommend that a flue cap be installed to prevent unwanted moisture, leaves, and animals from potentially entering the flue




Roof (Continued)14. Chimney Flashing: Metal - 1) A small gap was noted at the

chimney flashing at one location. Recommend that a roofing contractor seal this gap to ensure a water-tight condition

Crawl SpaceA F S IT N

Crawl Space 1. Method of Inspection: In the crawl space

Crawl Space Access

2. Access: The crawl space access is located in the back hallway (near the garage)




Crawl Space (Continued)3. Moisture Penetration: No visible current moisture at the time of the inspection 4. Insulation: 1) The floor above the crawl space was cold in the back hallway and in the 1st Floor

Powder Room. This is likely due to there being no insulation installed between the floor joints or at the exterior walls in the crawl space. Although not required, consider installing insulation between the floor joists and at the exterior walls in the crawl space

No Insulation Between The Floor

Joists Cold Floor

5. Vapor Barrier: Plastic sheeting on ground 6. Ventilation: None 7. Sump Pump: None 8. Electrical: 9. HVAC Source: None

BasementA F S IT N

Basement 1. Ceiling: Exposed framing (mechanical room / storage room), drywall (finished areas) 2. Walls: Concrete foundation walls & wood framing (mechanical / storage room), drywall (finished

areas) 3. Floor: Exposed concrete slab (mechanical room & storage room) / carpet (finished areas) 4. Floor Drain: Surface drain 5. Electrical: 6. Smoke Detector: Present - There was an audible response to test button 7. Carbon Monoxide Detector: Present - There was an audible response to test button




Basement (Continued)Low-Height Clearance

8. Basement Stair: 1) Please be aware that there is low height clearance at the base of the stair. The potential to bump your head exists at this location. Please exercise caution when passing by this location

9. Ventilation: Windows 10. Sump Pit & Pump: None 11. HVAC Source: Hot-water baseboard heat 12. Moisture Location: None visible at the time of the inspection

AtticA F S IT N

Attic 1. Method of Inspection: In the attic

2. Roof Framing: Solid wood rafters 3. Sheathing: Plywood sheathing 4. Ventilation: Roof and soffit vents




Attic (Continued)5. Insulation: Fiberglass batt insulation, and mineral wool - 1) Mineral wool insulation is present

in both attics. Although asbestos was not used in most types of mineral wool, a few manufacturers did use asbestos in the production of their mineral wool. Unable to determine which manufacturer produced this mineral wool, and therefore, there is a chance that this insulation may contain asbestos. Consider having this insulation tested to determine if it contains asbestos. It is important to note that the attic insulation is separated from the house by ceiling drywall, and therefore, will not likely be easily introduced into the living portions of the house. Care should be taken not to disturb the insulation when accessing the attic, and personal protective equipment is recommended when in the attic. If the insulation is removed in the future, recommend that the mineral wool be tested for asbestos PRIOR to removal, and if asbestos is detected, have the mineral wool removed in accordance with the applicable safety standards

Mineral Wool Underneath

Fiberglass Batt Insulation (Main Attic

Above House)

Mineral Wool (Attic Above Garage)

6. Insulation Depth: Approximately 9" 7. Attic Fan: None 8. Whole House Fan: Both whole house fans turned on. 1) When only

one fan is running, the metal grill does not open on its own. The grill also does not shut on its own. The grill hinges may just need to be lubricated, or an electrician may need to install a motor that will open and close the metal grill

9. Wiring/Lighting: 10. Moisture Penetration: No current moisture found




Attic (Continued)11. Microbial Growth: 1) A few small areas of possible microbial growth, such as mold or mildew,

were noted on portions of the underside of the roof and wall sheathing in the attic. At a minimum, recommend that the Buyer monitor and have a mold mitigation contractor correct if additional microbial growth develops in the future. Or, alternatively, have a mold mitigation contractor further evaluate the substance now and remove and/or treat the areas with moldicide, if necessary

Southwest Corner of Main Attic

North Wall of Main Attic

StructureSome structural elements may be concealed by other building materials, and are therefore not able to be inspected. Structural components may be functional at the time of the inspection and later malfunction. This inspection does not insure nor guarantee that defects will not occur in the future

A F S IT N

1. Foundation: Concrete foundation walls and concrete footing 2. Structure Type: Wood frame 3. Roof Framing: Solid wood rafters with plywood sheathing 4. Floor Framing: Solid wood joists with plywood subfloor 5. Beams: Steel 6. Interior Columns and Footings Poured piers and steel columns 7. Bearing Walls: Wood framed




Structure (Continued)No Drywall 8. Stair: Wood stair and handrail - 1) The stair that connects the 1st and

2nd floors is the primary form of egress from the 2nd floor in the event of a fire. However, the underside of the stair and the landing do not have drywall. Recommend installing a single layer of drywall to the underside of the stair and the landing to increase the fire rating of the stair in the event of a fire

Minor Crack (Master Bedroom)

9. Drywall: A couple of minor drywall cracks were noted inside the home, however, no significant drywall cracks were noted

10. Interior Doors: 1) There is no door guide at the bottom of most of the sliding closet doors. Recommend that a door guide be installed at the bottom of the sliding closet doors to prevent the doors from swaying, rubbing, or potentially pinching fingers when being opened and closed. 2) Most of the doors do not have door stops. Recommend that door stops be installed to prevent potential damage to the wall when the doors are being opened




Structure (Continued)Interior Doors: (continued)

Missing Door Guide (2nd Floor Hallway)

Missing Door Guide (2nd Floor Southwest Bedroom)

Broken Door Guide (2nd Floor Southeast Bedroom)

Missing Door Guide (2nd Floor

East Bedroom) Missing

Door Stops (Several

Doors in the House)




Structure (Continued)11. Bathroom Ventilation: 1) The only form of ventilation in the 2nd Floor Master Bathroom, 2nd

Floor Hallway Bathroom, and the 1st Floor Powder Room is the window, which is not a convenient way to ventilate the bathroom when it is cold outside. Although not required, consider having a qualified contractor install an exhaust fan and the associated vent piping in these bathrooms as an upgrade

2nd Floor Master

Bathroom

2nd Floor Hallway

Bathroom

1st Floor Powder Room

12. Interior Lighting: 1) Several lights in the home did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures

Basement Bathroom

Basement Family / Rec

Room

Kitchen




Structure (Continued)Interior Lighting: (continued)

2nd Floor Master Bedroom

Laundry Room

13. Differential Movement: No significant movement or displacement noted 14. Smoke Detectors: 1) The current standard is to have a smoke detector in each bedroom, in the

hallway between bedrooms, and a minimum of one smoke detector on each floor. Smoke detectors are missing in many of these locations, and the smoke detectors that are installed in these locations did not test properly. Recommend that new smoke detectors be installed in all of the locations noted above

Missing Smoke

Detector (2nd Floor

Master Bedroom)

Missing Smoke

Detector (2nd Floor Hallway)

Smoke Detector Did Not

Sound (2nd Floor

Southwest Bedroom)




Structure (Continued)Smoke Detectors: (continued)

Missing Smoke Detector (2nd Floor Southeast Bedroom)

Missing Smoke

Detector (Basement Bedroom)

15. Carbon Monoxide Detectors: 1) Carbon monoxide detectors are required by state law to be installed in the hallway within 15 ft of all bedrooms. There is no carbon monoxide detector installed outside of the basement bedroom (within 15 ft of the bedroom). Recommend that a carbon monoxide detector be installed outside of the basement bedroom (within 15 ft of the bedroom)

16. Radon Testing: The average radon level measured at the house over the 48-hour testing period was 2.5 pCi/L, which is below the EPA recommended action level of 4.0 pCi/L (please reference the radon test results that were provided separately from this report)

Radon Test Equipment

Radon Mitigation System

Pressure Gauge

Radon Mitigation Fan

17. Lead-Based Paint Please note that inspection and testing for lead-based paint is not part of this inspection

18. Inspection and Testing for Drugs: Please note that inspection and testing for use and / or production of illicit drugs inside the home, including meth and marijuana, is not part of this inspection




ElectricalA F S IT N

1. Service Size Amps: 100 Amps Volts: 120-240 VAC 2. Service: Aluminum - 1) The two main circuit breakers that shut off

electricity in the electrical panels is located in the main electrical panel located in the garage

3. 120 VAC Branch Circuits: Copper 4. 240 VAC Branch Circuits: Copper 5. Conductor Type: Non-metallic sheathed cable 6. Security Systems: Please note that inspecting and

testing security systems is not part of this inspection

7. A/V Systems & Speakers: Please note that inspecting and testing A/V equipment (audio receivers, free-standing speakers, built-in ceiling speakers, DVD/blueray players, projectors, etc.) is not part of this inspection

8. Data and Phone Systems: Please note that inspecting and testing of data and phone systems is not part of this inspection




Electrical (Continued)Outlets Not Grounded

9. Ground: 1) Please be aware that most of the outlets on the 1st and 2nd Floor are not grounded (please note that many of the basement outlets are grounded). Grounded outlets provide enhanced safety features for equipment and people that ungrounded outlets do not provide. Consider having an electrician re-evaluate and provide further recommendation for potential improvement of the ungrounded outlets

Main Electric Panel 10. Unable to Inspect: Unable to fully inspect the main electrical

panel as some of the circuit breakers are not labeled and some of the circuit breakers appear to be mislabeled

11. Manufacturer: Square D




Electrical (Continued)12. Panel Location: The main electrical panel is located in the garage

13. Panel Capacity: 125 Amps 14. Main Breaker: 100 Amps 15. Circuit Breakers: Copper and aluminum rated - 1) Some of the

circuit breakers in this electrical panel are not labeled and some of the circuit breakers appear to be mislabeled. Recommend that an electrician identify and properly label the circuit breakers in this electrical panel




Electrical (Continued)16. Arc-Fault Circuit Protection: 1) There are only a few arc-fault

protected circuit breakers in this electrical panel. An arc-fault circuit interrupter (AFCI) is a circuit breaker that shuts off the power to the circuit when it detects an electric arc in order to prevent potential electrical fires. Although not required at the time of construction, consider having an electrician install additional arc-fault circuit breakers for all of the bedrooms and living spaces as a safety upgrade

17. Ground-Fault Circuit Protection: Ground-fault circuit protection is provided through the use of GFCI (ground-fault circuit interrupter) outlets and / or GFCI circuit breakers in the bathrooms, kitchen, and the exterior

Subpanel Electric Panel 18. Manufacturer: Square D 19. Panel Location: The electrical subpanel is located in the basement

mechanical room

20. Panel Capacity: 150 Amps 21. Main Breaker: 100 Amps




Electrical (Continued)22. Circuit Breakers: Copper and aluminum rated - 1) There

is 14-gauge wire connected to a 20-amp circuit breaker at two of the 20-amp circuit breakers in this electrical panel. The appropriate wire gauge for a 20-amp breaker is 12-gauge wire. Recommend that a qualified electrician further evaluate and replace the 20-amp circuit breaker with a 15-amp circuit breaker, or replace the 14-gauge wire with 12-gauge wires, as necessary based on the circuit load

Heating SystemThe home inspection provides a general overview of the heating system and is not technically exhaustive. Home inspection does not determine balancing or sizing of system. Annual cleaning and servicing is recommended for best performance and life expectancy. Heating equipment may be functional at the time of the inspection and later malfunction. This home inspection does not insure nor guarantee that defects in the heating system will not occur in the future

A F S IT N

Heating System 1. Type: Boiler Area Served: Whole house 2. Manufacturer: Burnham Fuel Type: Natural gas 3. Boiler Number: P-207-W Serial Number: 17024280 4. Approximate Age: 1979 (product manufacture date) Capacity: 198,000 BTU/HR 5. Heating System Operation: No natural gas or carbon

monoxide leaks were detected at the boiler. The boiler distributed heat throughout the house. Heat was detected at all of the radiant baseboard heaters




Heating System (Continued)6. Boiler Age: 1) The average life span of a boiler is 15 - 20 years. The

age of this boiler is 40 years old. Please be aware that this boiler may be need to be replaced in the near future

7. Flue Pipe: Metal 8. Pipe Insulation: 1) Unable to determine if the wrap on the boiler

flue contains asbestos. If it does contain asbestos, the product does not pose a serious health concern if it is left in place in an intact state. However, if the pipe wrap is removed in the future, recommend that the product be tested for asbestos PRIOR to removal, and if asbestos is detected, have the pipe wrap removed in accordance with the applicable safety standards




Heating System (Continued)9. Baseboard Heaters: 1) There are 2 or 3 larger square baseboard heaters in the home. These

larger square baseboard heaters get very hot (measured 181 degrees F with digital thermometer). Consider installing some sort of non-flammable barrier in front of these baseboards to prevent children and pets from coming into direct contact with the hot baseboards. 2) There are curtains in direct contact with hot-water baseboard heaters. Recommend that the curtains not be in contact with the hot-water baseboard heaters

Curtains

Large, Hot Baseboards

Curtains

Outside Combustion

Air Vents

10. Combustion Air: Outside combustion air is provided to the furnace

11. Humidifier: None




Heating System (Continued)12. TPRV and Drain Tube: 1) There is a thermal pressure relief valve

(TPRV) and a drain tube located at the boiler, however, the drain tube does not run to the floor drain. Recommend that a plumbing contractor extend the boiler drain tube to the floor drain in the event that the TPRV activates and allows water to drain from the boiler

13. Thermostats: The hot water baseboards responded appropriately to their respective thermostats

Air ConditioningThe home inspection provides a general overview of the cooling system and is not technically exhaustive. Home inspection does not determine balancing or sizing of system. Annual cleaning and servicing is recommended for best performance and life expectancy. Cooling equipment may be functional at the time of the inspection and later malfunction. This home inspection does not insure nor guarantee that defects in the cooling system will not occur in the future

AC System 1. Type: Central A/C Area Served: Whole house 2. Manufacturer: Ruud Fuel Type: Electricity 3. Model Number: 13AJA30A01 Serial Number: 7403N020800843 4. Approximate Age: 2008 (product manufacture date) Capacity: 2.5 ton 5. A/C Age: 1) The average life span of an air conditioning

system is 10 - 15 years. The age of this air conditioning system is 11 years old. Please be aware that the condensing unit and/or cooling coil may need to be replaced in the not-too-distant future

6. Condensate Removal: PVC 7. Exterior Unit:




Air Conditioning (Continued)8. Refrigerant Lines: 9. Electrical Disconnect:

A F S IT N

10. Exposed Ductwork: Metal 11. Air Handler:

12. Filters: 1) The air filters in the 2nd floor ceiling are dirty. Recommend replacement of these filters

13. Thermostats: The A/C system responded appropriately to the thermostat




PlumbingThe water heater and the water lines may be functional at the time of the inspection and later malfunction. This home inspection does not insure nor guarantee that defects in the plumbing system will not occur in the future

A F S IT N

1. Service Line: Copper 2. Water Pressure: 1) The water pressure for the house at the time of the inspection was

approximately 95 psi. Excessive water pressure can prematurely wear out plumbing fixtures, and potentially result in leaks. Recommend that a plumbing contractor reduce the water pressure to fall between 50 - 80 psi through the use of a pressure regulating valve

Main Water Shut-off Valve

3. Main Water Shutoff: Located in the basement (behind the water heater)

4. Water Lines: Copper and PEX - 1) There are exposed copper water lines in the crawl space with no source of heat. The concern is that on very cold days, the temperature in the crawlspace may get below freezing, which could rupture the water lines and cause flooding. At a minimum, recommend that the Buyer check the temperature in the crawl space on extremely cold days. If the temperature on these days is near freezing, recommend that the waters lines be insulated with foam pipe insulation. Or, alternatively as a more pro-active approach, consider insulating the water lines Now. Please note that an electric heater or alternate form of heating could also be installed in the crawl space to maintain warmer temperatures in the crawl space




Plumbing (Continued)5. Drain Pipes: PVC and copper 6. Vent Pipes: PVC and copper 7. Sewer Scope: Please note that a sewer scope is not part of this inspection. Consider having the

sewer scoped by a sewer scope company 8. Gas Service Lines: Cast iron and flex

Water Heater 9. Fuel Type: Natural gas Area Served: Whole house

10. Manufacturer: Rheem

11. Model Number: XG50T06EC38U0 Serial Number: Q151500683 12. Approximate Age: 2015 (product manufacture date) Capacity: 50 Gal. 13. Water Heater Operation: Effectively heated water - No natural gas or carbon monoxide leaks

were detected at the water heater 14. Water Temperature: 1) The water temperature at some of the

plumbing fixtures measured up to 144 degrees F. Recommend that the water heater temperature setting be adjusted so that the water temperature is between 105 -120 degrees F. to prevent potential scalding

15. Flue Pipe: Metal




Plumbing (Continued)16. TPRV and Drain Tube: Present - 1) Although not required,

recommend that a plumbing contractor install a drain pipe from the water heater drain pan to the drain

FireplaceA F S IT N

1st Floor Living Room Fireplace 1. Fireplace Construction: The fireplace functions

correctly. No natural gas or carbon monoxide leaks were detected

2. Type: Gas log 3. Fireplace Glass Panel: 1) Some of the fireplace glass has

a foggy appearance. If desired, have a fireplace contractor clean or replace the glass, as necessary




Fireplace (Continued)4. Flue: Metal 5. Fan: The fireplace fan is functioning correctly

1st Floor Family Room Fireplace 6. Fireplace Construction: The fireplace appears to be

functional. Unable to test with a fire. Per the Seller, this fireplace has been used within the last few months

7. Type: Wood burning 8. Fireplace Doors: The fireplace door functions correctly 9. Smoke Chamber / Flue: Metal - Unable to inspect the inside of the fireplace flue. Per the

Seller, the flue was cleaned 2 years ago. Recommend that the fireplace flue be routinely cleaned by a qualified chimney sweep or a fireplace contractor

10. Hearth: Tile

KitchenThe major kitchen appliances are tested to confirm that they generally operate as intended. Due to the time constraints of a home inspection, it is not possible to test every feature of the major appliances during the course of the home inspection. Kitchen appliances may be functional at the time of the inspection and later malfunction. This home inspection does not insure nor guarantee that defects in the kitchen appliances will not occur in the future

A F S IT N

Kitchen 1. Cooking Appliances: Gas range with electric oven - All of the stovetop burners ignited and

responded appropriately to the gas-level control. The bake, broil, convection, and timer settings function correctly. No natural gas leaks were detected

2. Ventilator: Over-the-range exhaust hood - Functions correctly. Exhausts to the exterior of the house

3. Disposal: The disposal functions correctly 4. Dishwasher: The dishwasher completed a full cycle and drained properly 5. Refrigerator: Appropriately cold temperatures were measured in both the refrigerator and the

freezer compartments. The water dispenser functions correctly. Please note that there is no ice maker

6. Microwave: The microwave heated water in a cup, and the timer and turntable function correctly




Kitchen (Continued)7. Trash Compactor: None 8. Sink: Double sink 9. Plumbing Fixtures and Drains: Single-handle faucet with sprayer - The faucet and sprayer

functioned correctly. No leaks were detected 10. Electrical: The kitchen outlets adjacent to the kitchen sink

are ground-fault protected (GFCI). 1) Two of the under-cabinet fluorescent lights did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures

11. Counter Tops: Stone 12. Back Splash: Tile - The tile back splash is firmly attached to the wall 13. Cabinets, Cabinet Doors, and Drawers: Wood -

The cabinets are firmly attached to the wall. 1) Some of the upper cabinets do not have intermediate support to prevent the shelves from sagging. Recommend adding support clips at the middle of the shelves to prevent the shelves from sagging

14. Built-in Cabinets, Shelves, and Desktop: Wood - The cabinets are firmly attached to the wall. 1) Two of the cabinet doors do not latch shut. Recommend that the cabinet doors be repaired. 2) The desktop is not attached. Recommend that the desktop be securely attached

15. Ceiling: Painted drywall




Kitchen (Continued)16. Walls: Painted drywall

Gap 17. Floor: Hardwood - The moisture meter did not detect any moisture in the floor at the time of the inspection. 1) A gap was noted at one of the end joints in the hardwood floor. If desired, have a floor contractor repair

18. Windows: Vinyl sliding - The window opens, closes, and locks correctly 19. Window Blinds: The window blinds function correctly

Bedroom 2nd Floor Master Bedroom

1. Closet: . 1) Two of the closet shelves have a long span with no support in the middle. Recommend that a support be installed at midspan to prevent potential sagging of these shelves. 2) One of the closet drawers is missing a knob. If desired, replace the missing knob

No Support At Middle of Shelves

Missing Drawer Knob

2. Ceiling: Painted drywall 3. Walls: Painted drywall 4. Floor: Carpet 5. Doors: The door opens, closes, and latches correctly




Bedroom (Continued)6. Windows: Vinyl and wood sliding - 1) The wood window

at the north wall of this bedroom only opens partially. If desired, have a window contractor repair this window

7. Window Blinds: The window blinds function correctly 8. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 9. HVAC Source: Hot-water baseboard heat

A F S IT N

2nd Floor (Southwest) Bedroom 10. Closet: 1) The sliding closet door catches on the closet drawer knobs.

Consider removing the drawer knobs to allow the sliding closet door to open and close correctly

11. Ceiling: Painted drywall 12. Walls: Painted drywall 13. Floor: Carpet




Bedroom (Continued)14. Doors: The door opens, closes, and latches correctly. 1) The lock is on

the wrong side of the door. Recommend that the lock be installed on the opposite side of the door to prevent someone from potentially becoming locking inside of the bedroom

15. Windows: Vinyl sliding - The windows open, close, and lock correctly 16. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 17. HVAC Source: Hot-water baseboard heat 2nd Floor (Southeast) Bedroom 18. Closet: 1) The top clothes rod is small in diameter. Recommend that

a support be installed at the middle of the clothes rod to prevent the clothes rod from sagging

19. Ceiling: Painted drywall 20. Walls: Painted drywall 21. Floor: Carpet 22. Doors: The door opens, closes, and latches correctly 23. Windows: Vinyl sliding - The windows open, close, and lock correctly 24. Window Blinds: The window blind functions correctly 25. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 26. HVAC Source: Hot-water baseboard heat




Bedroom (Continued) 2nd Floor (East) Bedroom 27. Closet: 1) The clothes rod has a joint at the middle of the rod.

Recommend that a support be installed at the middle of the clothes rod to prevent the clothes rod from sagging or falling

28. Ceiling: Painted drywall 29. Walls: Painted drywall 30. Floor: Carpet 31. Doors: The door opens, closes, and latches correctly 32. Windows: Vinyl sliding - The window opens, closes, and locks correctly 33. Window Blinds: The window blind functions correctly 34. Electrical: 1) There are missing cover plates at two of the outlets and one of the light switches in

this room. Recommend that a cover plate be installed at these locations to prevent inadvertent contact with energized wires (i.e. electrical shock)

35. HVAC Source: Hot-water baseboard heat Basement Bedroom




Bedroom (Continued)36. Closet: The sliding closet door operates correctly. 1) There is no shelf

or clothes rod installed in this closet. If desired, install a shelf and clothes rod in this closet

37. Ceiling: Painted drywall 38. Walls: Painted drywall 39. Floor: Carpet 40. Doors: 1) The door does not latch shut. Recommend that the strike

plate on the door jamb be shifted to allow the door to latch shut

41. Windows: Vinyl sliding - The windows open, close, and lock correctly 42. Window Blinds: The window blinds function correctly




Bedroom (Continued)43. Cabinets, Cabinet Doors, Desk, and Desk Drawers: Wood

- The cabinet, desk, and drawers are firmly attached to the wall. 1) The desk drawers catch on each other when the drawers are being shut. If desired, have the desk drawers adjusted or repaired to allow them to be easily closed

44. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 45. HVAC Source: Hot-water baseboard heat

BathroomHidden moisture and/or moisture damage may be present in the walls, floor, or ceiling of bathrooms, kitchens, laundry rooms, and other areas of the home with potential water sources. The inspection is limited to a visual inspection. The inspector utilizes a hand-held moisture meter for general testing for moisture in the floor and/or walls where wet appliances and/or fixtures are present or where possible moisture is observed; however, hidden moisture may exist that is not detected by a visual observation and/or the hand-held moisture meter. Water leaks may not be present and/or detectable at the time of the inspection that may develop after the inspection has been performed

2nd Floor Master Bathroom 1. Ceiling: Painted drywall 2. Walls: Painted drywall




Bathroom (Continued)3. Floor: Tile - 1) The moisture meter indicated a narrow strip of

possible moisture in the floor in front of one of the shower doors. Unable to determine the cause of the possible moisture, however, it may perhaps be moisture that is tracked out of the shower when people exit the shower. At a minimum, recommend a floor mat be installed in front of the shower and that the floor be re-tested for moisture in a few months to determine if the moisture issue has been resolved or if additional action needs to be taken. Or, alternatively, have a qualified contractor further evaluate the cause and extent of any existing moisture damage now, and have any necessary repairs made

4. Doors: The door opens, closes, latches, and locks correctly 5. Windows: Vinyl sliding - The window opens, closes, and locks correctly 6. Electrical: The bathroom outlets are ground-fault protected (GFCI). All accessible outlets and

switches/light fixtures were tested and functioned properly 7. Counter and Cabinet: 8. Sink: Two separate porcelain sinks - 1) The drain stopper at the right

sink does not seal. Recommend that a plumbing contractor adjust, repair, or replace the drain stopper, as necessary, to allow the sink to retain water

9. Faucets/Traps: Double-handle faucets - No leaks were detected 10. Shower: Tile




Bathroom (Continued)11. Soaker Tub: 1) The hand sprayer sometimes makes a loud noise

(similar to a water hammer noise) when being used. Recommend that a plumbing contractor further evaluate and correct

12. Toilets: 1) The toilet is loose at the floor. Recommend that a plumbing contractor replace the wax ring and firmly re-install the toilet to the floor to ensure that there is a water-tight seal at the base of the toilet

13. Toilet Accessories: 1) One side of the toilet paper holder is not well attached to the wall. Recommend that the toilet paper holder be securely anchored to the wall

14. HVAC Source: Hot-water baseboard heat 15. Ventilation: None 2nd Floor Hallway Bathroom




Bathroom (Continued)16. The linen closet shelves are firmly supported. 1) The linen closet door

is missing. If desired, install a door at the linen closet

17. Ceiling: Painted drywall 18. Walls: Painted drywall 19. Floor: Tile - The moisture meter did not detect any moisture in the floor at the time of the

inspection 20. Doors: The door opens, closes, latches, and locks correctly 21. Windows: Vinyl sliding - The window opens, closes, and locks correctly 22. Electrical: The bathroom outlet is ground-fault protected (GFCI). All accessible outlets and

switches/light fixtures were tested and functioned properly 23. Counter and Cabinet: 1) Unable to store items in the two bottom

drawers as a cover has been installed over the top of the drawers. Recommend that the covers be removed




Bathroom (Continued)24. Sink: Two separate porcelain sinks - 1) The sink drains slowly. Recommend having the sink drain

cleaned. 2) The drain stoppers at both sinks are not functioning correctly. Recommend that a plumbing contractor adjust, repair, or replace the drain stoppers, as necessary, to allow the sinks to retain water

Sink Drains Slowly

Drain Stopper

Drain Stopper

25. Faucets/Traps: Double-handle faucets - No leaks were detected 26. Bathtub and Shower: Bathtub with tile shower surround - 1) There is a drip at the bathtub /

shower faucet handle. Recommend that a plumbing contractor further evaluate and repair or replace the dripping bathtub / shower mixing valve and handle. 2) A small, short gap was noted at one of the inside corners of the shower. Recommend that this gap be re-grouted and/or caulked to ensure that the joint is properly sealed

Drip Gap

27. Toilets: The toilet is securely anchored to the floor. No leaks detected 28. Toilet Accessories: The toilet accessories are securely anchored to the wall 29. HVAC Source: Hot-water baseboard heat




Bathroom (Continued)30. Ventilation: None 1st Floor Powder Room Bathroom 31. Ceiling: Painted drywall 32. Walls: Painted drywall 33. Floor: Hardwood - The moisture meter did not detect any moisture in the floor at the time of the

inspection 34. Doors: The door opens, closes, latches, and locks correctly 35. Windows: Vinyl sliding - The window opens, closes, and locks correctly

No Outlet

36. Electrical: 1) There is no outlet in this bathroom. If desired, have an electrician install an outlet in this bathroom

37. Sink: Pedestal sink - No leaks were detected 38. Faucets/Traps: Double-handle faucet - No leaks were detected 39. Toilets: The toilet is securely anchored to the floor. No leaks detected 40. Toilet Accessories: The toilet accessories are securely anchored to the wall 41. HVAC Source: Hot-water baseboard heat 42. Ventilation: None

A F S IT N

Basement Bathroom 43. Ceiling: Painted drywall 44. Walls: Painted drywall




Bathroom (Continued)45. Floor: 1) The moisture meter indicated possible moisture in the floor around the toilet, and the

flooring around the toilet had moisture damage. The likely source of the moisture would be a leaking toilet ring at the base of the toilet. Recommend that the toilet be removed, that the water-damaged flooring be replaced, and that a plumbing contractor replace the wax toilet ring and firmly re-install the toilet to the floor

46. Doors: The door opens, closes, latches, and locks correctly 47. Windows: None 48. Electrical: The bathroom outlet is ground-fault protected (GFCI). All accessible outlets and

switches/light fixtures were tested and functioned properly 49. Counter and Cabinet: 50. Sink: Single porcelain sink - No leaks were detected 51. Faucets/Traps: Double-handle faucet - No leaks were detected 52. Shower: Fiberglass pan with tile surround

Moisture Meter

53. Toilets: 1) Moisture-damaged flooring around the base of the toilet - and possible moisture detected in the floor by the moisture meter - indicate that the toilet ring at the base of the toilet may be leaking. After the water-damaged flooring has been repaired, recommend that a plumbing contractor replace the wax ring and firmly re-install the toilet to the floor




Bathroom (Continued)54. Toilet Accessories: The toilet accessories are securely anchored to the wall 55. HVAC Source: Hot-water baseboard heat 56. Ventilation: Electric ventilation fan - The electric ventilation fan functions correctly

Living Space 1st Floor Entry Living Space

1. Front Entry Door: The entry door opens, closes, latches, and locks correctly Daylight 2. Storm Doors: Aluminum frame with glass - The storm

door at the front entry opens, closes, latches, and locks correctly. 1) A little bit of daylight is visible at the bottom of the door. Recommend that the weather stripping at the bottom of the door be replaced to prevent unwanted air infiltration and pests from entering the home

3. Entry Closet: The entry closet shelf is firmly supported. The entry closet door operates correctly 4. Ceiling: Painted drywall 5. Walls: Painted drywall 6. Floor: Hardwood 7. Windows: Wood single hung - 1) The window located adjacent to

the front entry door does not open. Believe that it may just be painted shut. Recommend that a window contractor further evaluate and repair the window

8. Window Blinds: The window blinds function correctly 9. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly

1st Family Room Living Space




Living Space (Continued)10. Understair Closet: 1) Recommend that the 90 degree corners on

the closet shelves be cut at a 45 degree angle or padded to prevent a child from potentially bumping their head on the shelves

11. Ceiling: Painted drywall 12. Walls: Painted drywall 13. Floor: Hardwood 14. Windows: Wood sliding - 1) One of the windows in this room does

not fully open as it catches on a window blind support bracket located at the top of the window. Recommend that the support bracket be shifted or removed to allow the window to fully open




Living Space (Continued)

Broken Slat

15. Window Blinds: The window blinds function correctly. 1) One of the window blind slats is broken off. If desired, repair or replace the window blind

16. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 17. HVAC Source: Hot-water baseboard heat 1st Floor Living Room Living Space 18. Patio Door: 1) The patio door and the screen/storm door both open, close, and lock; however,

the inactive side of the patio door catches on the door frame at the bottom of the door. Recommend that a door contractor repair as necessary to allow the patio door to easily open and close. 2) The door closer is missing on the screen/storm door. Recommend that the missing door closer be replaced

Bottom of Door

Catches

Missing Door Closer

19. Ceiling: Painted drywall 20. Walls: Painted drywall 21. Floor: Hardwood 22. Windows: Vinyl sliding and vinyl fixed - The windows open, close, and lock correctly




Living Space (Continued)23. Window Blinds: 1) The window blind in this room - and a

couple of window blinds in other rooms - fully tilt closed in the down position, but do not fully tilt closed in the up position. If desired, have these window blinds repaired or replaced

24. Electrical: 1) The two 3-way switches that control a couple of the outlets in this room are not operating correctly. More specifically, the two 3-way switches have to be in a certain on/off position combination for the switches to turn the outlets on and off. Recommend that an electrician correctly wire the 3-way switches and/or replace the switches if the are faulty

25. Built-in Cabinets & Shelves: Wood - The built-in cabinets and shelves are firmly attached to the wall. 1) One of the cabinet doors does not latch shut as the strike plate is loose. Recommend that the strike plate be secured to the cabinet to allow the cabinet door to latch shut. 2) One of the cabinet doors is difficult to open as it catches/rubs on the cabinet at the bottom of the door. Recommend that the door be raised or that the bottom of the door be sanded to allow the door to easily open. 3) The countertop is not well attached. Recommend that the countertop be securely attached

Loose Countertop Door Catches /

Rubs

Door Does Not Latch




Living Space (Continued)Built-in Cabinets & Shelves: (continued)

Loose Countertop

26. HVAC Source: Hot-water baseboard heat 1st Floor Dining Room Living Space 27. Ceiling: Painted drywall 28. Walls: Painted drywall 29. Floor: Hardwood 30. Windows: Vinyl sliding - The window opens, closes, and locks correctly 31. Window Blinds: The window blinds function correctly 32. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 33. HVAC Source: Hot-water baseboard heat 1st Floor Back Hallway Living Space 34. Patio Door: 1) The patio door is scratched. If desired have the glass or the door replaced. 2) The

screen door is missing. If desired, replace the missing screen door

Scratched Glass

Missing Screen Door




Living Space (Continued)35. Patio Door: 1) The lock on the sliding patio door is difficult to lock shut. Recommend that the

lock be replaced to allow the door to be easily locked shut. 2) The security bar is missing. If desired, replace the missing security bar

Door Lock Missing Security Bar

36. Ceiling: Painted drywall 37. Walls: Painted drywall 38. Floor: Hardwood 39. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 40. HVAC Source: Hot-water baseboard heat

A F S IT N

Basement Family / Rec Room Living Space 41. Ceiling: Painted drywall 42. Walls: Painted drywall 43. Floor: Carpet 44. Windows: Vinyl sliding - The windows open, close, and lock correctly 45. Window Blinds: The window blinds function correctly 46. Electrical: All accessible outlets and switches/light fixtures were tested and functioned properly 47. HVAC Source: Hot-water baseboard heat




Laundry RoomA F S IT N

Laundry Room/Area 1. Clothes Washer & Dryer: The dryer turned on, heated, and circulated air; the dryer appears

to function correctly. The washer completed a cycle and drained; the washer appears to function correctly

2. Ceiling: Painted drywall 3. Walls: Painted drywall 4. Floor: The moisture meter did not detect any moisture in the floor at the time of the inspection 5. Doors: 1) There is no door to the Laundry Room. If desired, install a

door at the Laundry Room

6. Windows: Vinyl sliding - The window opens, closes, and locks correctly 7. Electrical: The outlets in the laundry room are ground-fault protected (GFCI) 8. Laundry Tub / Sink: PVC - No leaks were detected 9. Laundry Tub Supply Lines & Drain: No leaks were detected

10. Washer Hose Bib: 11. Washer and Dryer Electrical: 12. Dryer Vent: 13. Washer Drain: Wall mounted drain 14. Floor Drain: None 15. Cabinets, Cabinet Doors, and Drawers: Wood - The cabinets are firmly attached to the

wall, and the cabinet shelves are firmly supported. The cabinet doors and drawers open and close correctly

16. HVAC Source: Hot-water baseboard heat




Mechanical / Storage RoomA F S IT N

1. Unable to Inspect: Unable to fully inspect the walls and floor of the Mechanical / Storage Room due to stored items

2. Doors: Wood - 1) The door to the mechanical room is difficult to open as the bottom of the door catches on the carpet. Recommend that the door be adjusted or repaired to allow the door to easily open and close

3. Ceiling: Exposed wood framing 4. Walls: Exposed concrete foundation walls & exposed wood framing 5. Floor: Exposed concrete slab 6. Windows: None 7. Floor Drain: Surface drain 8. Electrical: 1) There is no power at the outlet in the ceiling.

If desired, have an electrician further evaluate and correct




Mechanical / Storage Room (Continued)9. Electrical: 1) There is a missing cover plate at one of the electrical boxes at the ceiling of this

room. Recommend that a cover plate be installed to prevent inadvertent contact with energized wires (i.e. electrical shock). 2) There are 3 live wires with exposed cable ends at the ceiling of this room. Recommend that an electrician further evaluate and correct to prevent inadvertent contact with energized wires (i.e. electrical shock)

Missing Cover Plate

Live Wire With Exposed End

Live Wires With Exposed Ends




Mechanical / Storage Room (Continued)

No Carbon Monoxide Detector

10. Carbon Monoxide Detector: . 1) Although not required, recommend that a carbon monoxide detector be installed in the mechanical room near the boiler as a safety upgrade




Marginal Function SummaryItems listed in this summary are not fully functional or require repair or servicing. This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds Concrete Crack 1. Covered Patio: 1) A crack was noted in the concrete patio. Recommend

that the crack be sealed to prevent potential further damage from developing due to ice wedging that occurs during freeze-thaw cycles

2. Grading: 1) Portions of the yard adjacent to the house have minimal to no slope away from the house. Recommend that the landscape materials (such as landscape rock and mulch) be temporarily removed, that fill dirt be added and compacted in these areas to a create positive slope away from the foundation, and that the landscape materials then be put back in place (please note that generally speaking the minimum recommended slope is 6 inches in 10 feet away from the house)

Front Yard

North Side of House

Back Yard

Exterior

3. Exterior Surface Siding, Trim, Fascia, and Soffits: Vinyl siding - 1) A gap was noted at the window trim at one of the windows at the south wall of the house. Recommend that this gap be caulked to ensure a water-tight condition. 2) Gap were noted where the trim meets the brick at the front of the garage. Recommend that these gaps be caulked to ensure a water-tight condition




Exterior (Continued)Siding, Trim, Fascia, and Soffits: (continued)

Gap

Gap

4. Exterior Surface Brick Veneer: 1) Stair-step cracks were noted at the brick mortar joints above both corners of the garage door. The cracks are likely due to some minor settling / deflection of the garage door header. Recommend that the cracks be repaired by a masonry contractor (or at a minimum, caulk the joints) to ensure that the brick wall is water-tight. Further recommend that the Buyer monitor the cracks and have them re-evaluated if they redevelop or worsen

Stair-Step Cracks Stair-Step Crack

5. Window Screens: Vinyl mesh - 1) The window screens in the 2nd Floor Southeast Bedroom are damaged. If desired, replace the damaged window screens. 2) The window screens in the dining room and the garage have been removed. Recommend these missing window screens be replaced to prevent unwanted pests from entering the house when the windows are open




Exterior (Continued)Window Screens: (continued)

Damaged Screen (2nd Floor Southeast

Bedroom)

Damaged Screen (2nd

Floor Southeast Bedroom)

Missing Screen (Dining Room)

Missing Screen

(Garage)




Marginal Function Summary (Continued) Marginal Function Summary (Continued)

Exterior Light

(Covered Patio

6. Exterior Lighting: Surface mount - 1) The two exterior lights at the front of the garage, and the exterior light at the covered patio did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures

7. Hose Bibs: 1) Recommend that a splash block be installed beneath each hose bib to minimize the potential of water from the hose bibs infiltrating the basement

No Splash Block

No Splash Block

Garage

8. Garage Windows: Wood sliding - The window opens, closes, and locks correctly. 1) The paint is peeling on the exterior side of the window. Recommend that the window be re-painted to protect it from potential future moisture damage




Marginal Function Summary (Continued)9. Garage Cabinets, Cabinet Doors, and Drawers: Wood - The cabinets are firmly attached to the wall,

and the cabinet doors and drawers function correctly. 1) There is a missing cabinet door. If desired, replace the missing cabinet door. 2) There is no support clip installed at the middle of the shelves to prevent the shelves from sagging at one of the wall cabinets. Recommend that support clips be installed at the middle of these shelves to prevent the shelves from sagging

Missing Cabinet Door

Missing Shelf Supports

Roof

10. House and Garage Roof Surface Material: Composition shingles - The roof system, including the composition shingles, flashings, and penetrations, appears to be in very good condition and watertight. The following items were noted: 1) There are some un-caulked nailheads. Recommend having a qualified roofing contractor caulk all un-caulked nailheads. 1) There are a few un-caulked and/or raised nailheads. Recommend having a qualified roofing contractor hammer any raised nailheads flush with the surface of the shingles, and caulk all un-caulked nailheads



Popped Nailheads





Popped Nailheads

Popped Nailheads

Split Shingle & Un-Caulked Nailheads

Heavier Granular Loss


Marks






Marks

11. Gutters: Aluminum - 1) Leaves are present in the gutters. Recommend that the gutters and downspouts be cleaned to ensure that the roof water drains properly

12. Downspouts: Aluminum - 1) Several of the downspouts are not well attached to the wall at the bottom of the downspouts. Recommend that the bottom of any such downspouts be well secured to the wall. 2) The downspout located at the northwest corner of the house appears to drain to a low spot against the house. Recommend that the downspout at this location be modified/improved to ensure that it drains away from the house




Roof (Continued)Downspouts: (continued)

13. Trees: 1) Two trees are overhanging the roof. Recommend that a qualified tree service remove any overhanging limbs in order to avoid potential future damage to the roof, limit the accumulation of leaves in the gutters, and prevent animal access to the roof

Missing Flue Cap 14. Chimney Flue/Flue Cap: 1) There is no cap on the fireplace flue. Recommend that a flue cap be installed to prevent unwanted moisture, leaves, and animals from potentially entering the flue




Marginal Function Summary (Continued) Marginal Function Summary (Continued)15. Chimney Chimney Flashing: Metal - 1) A small gap was noted at the chimney

flashing at one location. Recommend that a roofing contractor seal this gap to ensure a water-tight condition

Crawl Space

16. Crawl Space Insulation: 1) The floor above the crawl space was cold in the back hallway and in the 1st Floor Powder Room. This is likely due to there being no insulation installed between the floor joints or at the exterior walls in the crawl space. Although not required, consider installing insulation between the floor joists and at the exterior walls in the crawl space

No Insulation Between The Floor

Joists Cold Floor




Marginal Function Summary (Continued) Marginal Function Summary (Continued)Attic

17. Attic Whole House Fan: Both whole house fans turned on. 1) When only one fan is running, the metal grill does not open on its own. The grill also does not shut on its own. The grill hinges may just need to be lubricated, or an electrician may need to install a motor that will open and close the metal grill

Structure

18. Interior Doors: 1) There is no door guide at the bottom of most of the sliding closet doors. Recommend that a door guide be installed at the bottom of the sliding closet doors to prevent the doors from swaying, rubbing, or potentially pinching fingers when being opened and closed. 2) Most of the doors do not have door stops. Recommend that door stops be installed to prevent potential damage to the wall when the doors are being opened

Missing Door Guide (2nd Floor Hallway)

Missing Door Guide (2nd Floor Southwest Bedroom)

Broken Door Guide (2nd Floor Southeast Bedroom)




Structure (Continued)Interior Doors: (continued)

Missing Door Guide (2nd Floor

East Bedroom) Missing

Door Stops (Several

Doors in the House)

19. Bathroom Ventilation: 1) The only form of ventilation in the 2nd Floor Master Bathroom, 2nd Floor Hallway Bathroom, and the 1st Floor Powder Room is the window, which is not a convenient way to ventilate the bathroom when it is cold outside. Although not required, consider having a qualified contractor install an exhaust fan and the associated vent piping in these bathrooms as an upgrade

2nd Floor Master

Bathroom

2nd Floor Hallway

Bathroom

1st Floor Powder Room

20. Interior Lighting: 1) Several lights in the home did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures




Structure (Continued)Interior Lighting: (continued)

Basement Bathroom

Basement Family / Rec

Room

Kitchen

2nd Floor Master Bedroom

Laundry Room




Marginal Function Summary (Continued) Marginal Function Summary (Continued)Heating System

21. Heating System Boiler Age: 1) The average life span of a boiler is 15 - 20 years. The age of this boiler is 40 years old. Please be aware that this boiler may be need to be replaced in the near future

22. Heating System TPRV and Drain Tube: 1) There is a thermal pressure relief valve (TPRV) and a drain tube located at the boiler, however, the drain tube does not run to the floor drain. Recommend that a plumbing contractor extend the boiler drain tube to the floor drain in the event that the TPRV activates and allows water to drain from the boiler

Air Conditioning

23. AC System A/C Age: 1) The average life span of an air conditioning system is 10 - 15 years. The age of this air conditioning system is 11 years old. Please be aware that the condensing unit and/or cooling coil may need to be replaced in the not-too-distant future




Marginal Function Summary (Continued)24. Filters: 1) The air filters in the 2nd floor ceiling are dirty. Recommend

replacement of these filters

Plumbing

25. Water Pressure: 1) The water pressure for the house at the time of the inspection was approximately 95 psi. Excessive water pressure can prematurely wear out plumbing fixtures, and potentially result in leaks. Recommend that a plumbing contractor reduce the water pressure to fall between 50 - 80 psi through the use of a pressure regulating valve

26. Water Lines: Copper and PEX - 1) There are exposed copper water lines in the crawl space with no source of heat. The concern is that on very cold days, the temperature in the crawlspace may get below freezing, which could rupture the water lines and cause flooding. At a minimum, recommend that the Buyer check the temperature in the crawl space on extremely cold days. If the temperature on these days is near freezing, recommend that the waters lines be insulated with foam pipe insulation. Or, alternatively as a more pro-active approach, consider insulating the water lines Now. Please note that an electric heater or alternate form of heating could also be installed in the crawl space to maintain warmer temperatures in the crawl space




Marginal Function Summary (Continued) Marginal Function Summary (Continued)27. Water Heater TPRV and Drain Tube: Present - 1) Although not required,

recommend that a plumbing contractor install a drain pipe from the water heater drain pan to the drain

Fireplace

28. 1st Floor Living Room Fireplace Fireplace Glass Panel: 1) Some of the fireplace glass has a foggy appearance. If desired, have a fireplace contractor clean or replace the glass, as necessary

Kitchen

29. Kitchen Electrical: The kitchen outlets adjacent to the kitchen sink are ground-fault protected (GFCI). 1) Two of the under-cabinet fluorescent lights did not turn on. This is likely due to dead light bulbs. Recommend that the light bulbs be replaced at these fixtures. If replacing the light bulbs does not correct the problem, recommend that an electrician further evaluate and repair or replace the light fixtures




Marginal Function Summary (Continued) Marginal Function Summary (Continued)30. Kitchen Cabinets, Cabinet Doors, and Drawers: Wood - The

cabinets are firmly attached to the wall. 1) Some of the upper cabinets do not have intermediate support to prevent the shelves from sagging. Recommend adding support clips at the middle of the shelves to prevent the shelves from sagging

31. Kitchen Built-in Cabinets, Shelves, and Desktop: Wood - The cabinets are firmly attached to the wall. 1) Two of the cabinet doors do not latch shut. Recommend that the cabinet doors be repaired. 2) The desktop is not attached. Recommend that the desktop be securely attached

Gap 32. Kitchen Floor: Hardwood - The moisture meter did not detect any moisture in the floor at the time of the inspection. 1) A gap was noted at one of the end joints in the hardwood floor. If desired, have a floor contractor repair

Bedroom

33. 2nd Floor Master Bedroom Closet: . 1) Two of the closet shelves have a long span with no support in the middle. Recommend that a support be installed at midspan to prevent potential sagging of these shelves. 2) One of the closet drawers is missing a knob. If desired, replace the missing knob




Bedroom (Continued)Closet: (continued)

No Support At Middle of Shelves

Missing Drawer Knob

34. 2nd Floor Master Bedroom Windows: Vinyl and wood sliding - 1) The wood window at the north wall of this bedroom only opens partially. If desired, have a window contractor repair this window

35. 2nd Floor (Southwest) Bedroom Closet: 1) The sliding closet door catches on the closet drawer knobs. Consider removing the drawer knobs to allow the sliding closet door to open and close correctly




Marginal Function Summary (Continued)36. 2nd Floor (Southeast) Bedroom Closet: 1) The top clothes rod is small in

diameter. Recommend that a support be installed at the middle of the clothes rod to prevent the clothes rod from sagging

37. 2nd Floor (East) Bedroom Closet: 1) The clothes rod has a joint at the middle of the rod. Recommend that a support be installed at the middle of the clothes rod to prevent the clothes rod from sagging or falling

38. Basement Bedroom Closet: The sliding closet door operates correctly. 1) There is no shelf or clothes rod installed in this closet. If desired, install a shelf and clothes rod in this closet




Marginal Function Summary (Continued)39. Basement Bedroom Doors: 1) The door does not latch shut. Recommend that

the strike plate on the door jamb be shifted to allow the door to latch shut

40. Basement Bedroom Cabinets, Cabinet Doors, Desk, and Desk Drawers: Wood - The cabinet, desk, and drawers are firmly attached to the wall. 1) The desk drawers catch on each other when the drawers are being shut. If desired, have the desk drawers adjusted or repaired to allow them to be easily closed

Bathroom

41. 2nd Floor Master Bathroom Floor: Tile - 1) The moisture meter indicated a narrow strip of possible moisture in the floor in front of one of the shower doors. Unable to determine the cause of the possible moisture, however, it may perhaps be moisture that is tracked out of the shower when people exit the shower. At a minimum, recommend a floor mat be installed in front of the shower and that the floor be re-tested for moisture in a few months to determine if the moisture issue has been resolved or if additional action needs to be taken. Or, alternatively, have a qualified contractor further evaluate the cause and extent of any existing moisture damage now, and have any necessary repairs made




Marginal Function Summary (Continued)42. 2nd Floor Master Bathroom Sink: Two separate porcelain sinks - 1) The

drain stopper at the right sink does not seal. Recommend that a plumbing contractor adjust, repair, or replace the drain stopper, as necessary, to allow the sink to retain water

43. 2nd Floor Master Bathroom Soaker Tub: 1) The hand sprayer sometimes makes a loud noise (similar to a water hammer noise) when being used. Recommend that a plumbing contractor further evaluate and correct

44. 2nd Floor Master Bathroom Toilets: 1) The toilet is loose at the floor. Recommend that a plumbing contractor replace the wax ring and firmly re-install the toilet to the floor to ensure that there is a water-tight seal at the base of the toilet




Marginal Function Summary (Continued)45. 2nd Floor Master Bathroom Toilet Accessories: 1) One side of the toilet paper holder is not well

attached to the wall. Recommend that the toilet paper holder be securely anchored to the wall 46. 2nd Floor Hallway Bathroom Linen Closet: The linen closet shelves are

firmly supported. 1) The linen closet door is missing. If desired, install a door at the linen closet

47. 2nd Floor Hallway Bathroom Counter and Cabinet: 1) Unable to store items in the two bottom drawers as a cover has been installed over the top of the drawers. Recommend that the covers be removed

48. 2nd Floor Hallway Bathroom Sink: Two separate porcelain sinks - 1) The sink drains slowly. Recommend having the sink drain cleaned. 2) The drain stoppers at both sinks are not functioning correctly. Recommend that a plumbing contractor adjust, repair, or replace the drain stoppers, as necessary, to allow the sinks to retain water




Bathroom (Continued)Sink: (continued)

Sink Drains Slowly

Drain Stopper

Drain Stopper

49. 2nd Floor Hallway Bathroom Bathtub and Shower: Bathtub with tile shower surround - 1) There is a drip at the bathtub / shower faucet handle. Recommend that a plumbing contractor further evaluate and repair or replace the dripping bathtub / shower mixing valve and handle. 2) A small, short gap was noted at one of the inside corners of the shower. Recommend that this gap be re-grouted and/or caulked to ensure that the joint is properly sealed

Drip Gap





No Outlet

50. 1st Floor Powder Room Bathroom Electrical: 1) There is no outlet in this bathroom. If desired, have an electrician install an outlet in this bathroom

51. Basement Bathroom Floor: 1) The moisture meter indicated possible moisture in the floor around the toilet, and the flooring around the toilet had moisture damage. The likely source of the moisture would be a leaking toilet ring at the base of the toilet. Recommend that the toilet be removed, that the water-damaged flooring be replaced, and that a plumbing contractor replace the wax toilet ring and firmly re-install the toilet to the floor





Moisture Meter

52. Basement Bathroom Toilets: 1) Moisture-damaged flooring around the base of the toilet - and possible moisture detected in the floor by the moisture meter - indicate that the toilet ring at the base of the toilet may be leaking. After the water-damaged flooring has been repaired, recommend that a plumbing contractor replace the wax ring and firmly re-install the toilet to the floor

Living Space Daylight 53. 1st Floor Entry Living Space Storm Doors: Aluminum frame

with glass - The storm door at the front entry opens, closes, latches, and locks correctly. 1) A little bit of daylight is visible at the bottom of the door. Recommend that the weather stripping at the bottom of the door be replaced to prevent unwanted air infiltration and pests from entering the home

54. 1st Floor Entry Living Space Windows: Wood single hung - 1) The window located adjacent to the front entry door does not open. Believe that it may just be painted shut. Recommend that a window contractor further evaluate and repair the window




Marginal Function Summary (Continued)55. 1st Family Room Living Space Windows: Wood sliding - 1) One of the

windows in this room does not fully open as it catches on a window blind support bracket located at the top of the window. Recommend that the support bracket be shifted or removed to allow the window to fully open

Broken Slat

56. 1st Family Room Living Space Window Blinds: The window blinds function correctly. 1) One of the window blind slats is broken off. If desired, repair or replace the window blind

57. 1st Floor Living Room Living Space Patio Door: 1) The patio door and the screen/storm door both open, close, and lock; however, the inactive side of the patio door catches on the door frame at the bottom of the door. Recommend that a door contractor repair as necessary to allow the patio door to easily open and close. 2) The door closer is missing on the screen/storm door. Recommend that the missing door closer be replaced




Living Space (Continued)Patio Door: (continued)

Bottom of Door

Catches

Missing Door Closer

58. 1st Floor Living Room Living Space Window Blinds: 1) The window blind in this room - and a couple of window blinds in other rooms - fully tilt closed in the down position, but do not fully tilt closed in the up position. If desired, have these window blinds repaired or replaced

59. 1st Floor Living Room Living Space Electrical: 1) The two 3-way switches that control a couple of the outlets in this room are not operating correctly. More specifically, the two 3-way switches have to be in a certain on/off position combination for the switches to turn the outlets on and off. Recommend that an electrician correctly wire the 3-way switches and/or replace the switches if the are faulty

60. 1st Floor Living Room Living Space Built-in Cabinets & Shelves: Wood - The built-in cabinets and shelves are firmly attached to the wall. 1) One of the cabinet doors does not latch shut as the strike plate is loose. Recommend that the strike plate be secured to the cabinet to allow the cabinet door to latch shut. 2) One of the cabinet doors is difficult to open as it catches/rubs on the cabinet at the bottom of the door. Recommend that the door be raised or that the bottom of the door be sanded to allow the door to easily open. 3) The countertop is not well attached. Recommend that the countertop be securely attached




Living Space (Continued)Built-in Cabinets & Shelves: (continued)

Loose Countertop Door Catches /

Rubs

Door Does Not Latch

Loose Countertop

61. 1st Floor Back Hallway Living Space Patio Door: 1) The patio door is scratched. If desired have the glass or the door replaced. 2) The screen door is missing. If desired, replace the missing screen door




Living Space (Continued)Patio Door: (continued)

Scratched Glass

Missing Screen Door

Laundry Room

62. Laundry Room/Area Doors: 1) There is no door to the Laundry Room. If desired, install a door at the Laundry Room




Marginal Function Summary (Continued) Marginal Function Summary (Continued)Mechanical / Storage Room

63. Doors: Wood - 1) The door to the mechanical room is difficult to open as the bottom of the door catches on the carpet. Recommend that the door be adjusted or repaired to allow the door to easily open and close

64. Electrical: 1) There is no power at the outlet in the ceiling. If desired, have an electrician further evaluate and correct




Marginal Safety SummaryItems listed in this summary present a safety concern. This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Window Wells: Corrugated metal - 1) Although not required, at a minimum, recommend that a metal window well grate be installed at all of the window wells to prevent a potential fall hazard. Or, alternatively, install reinforced plexiglass window well covers at all of the window wells to prevent a potential fall hazard and also prevent unwanted moisture and pests from entering the window well

Exterior

2. Exterior Electric Outlets: 1) The exterior outlet at the front of the house is not ground-fault protected. Although ground-fault protected outlets were not required at exterior outlets at the time of construction, recommend that an electrician provide ground-fault protection of this outlet through the use of GFCI outlet or a GFCI circuit breaker as a safety upgrade (please note that the other exterior outlets are ground-fault protected)

Garage

3. Garage Fire Separation Wall and Ceiling: Drywall - 1) The current standard is to have a fire separation wall and ceiling between the garage and the house. Taped drywall on the walls and ceiling meets this requirement. The existing wall and ceiling have taped drywall, but there are two small pieces of drywall that have been removed above and below the electrical panel. Recommend that a drywall contactor patch the holes with taped drywall to ensure that the proper fire separation exists between the house and the garage. 2) The drywall joints are not taped at a bump out in the north garage wall, and a gap was noted at a drywall joint in the ceiling. Recommend that a drywall contractor tape these joints with joint compound and joint tape to ensure that the proper fire separation exists between the house and the garage




Garage (Continued)Fire Separation Wall and Ceiling: (continued)

Small Pieces of Drywall Removed

Above and Below The Electrical Panel

Drywall Joints Not

Taped

Gap at Drywall Joint In Ceiling

4. Garage Fire Separation Doors: 1) The door separating the house and the garage does not meet the current standard for a fire separation door at this location. Recommend that this door be replaced with an approved fire separation door with self-closing hinges

5. Garage Electrical: 1) The garage outlets are not ground-fault protected. Although ground-fault protected outlets were not required at garage outlets at the time of construction; recommend that an electrician provide ground-fault protection of the garage outlets through the use of GFCI outlets or a GFCI circuit breaker as a safety upgrade




Garage (Continued)Electrical: (continued)

Roof

6. Downspouts: Aluminum - 1) Recommend that the downspout extension be left in the horizontal position at the downspout located at the southeast corner of the garage in order to prevent water from draining and freezing on the sidewalk during wet freezing weather (slip hazard). Please be aware; however, that this will create a slight trip hazard. Or, alternatively, consider installing an underdrain that drains under the sidewalk (this option will eliminate both the slip hazard and the trip hazard, but is more difficult to install)




Marginal Safety Summary (Continued) Marginal Safety Summary (Continued)Basement

Low-Height Clearance

7. Basement Basement Stair: 1) Please be aware that there is low height clearance at the base of the stair. The potential to bump your head exists at this location. Please exercise caution when passing by this location

Attic

8. Attic Insulation: Fiberglass batt insulation, and mineral wool - 1) Mineral wool insulation is present in both attics. Although asbestos was not used in most types of mineral wool, a few manufacturers did use asbestos in the production of their mineral wool. Unable to determine which manufacturer produced this mineral wool, and therefore, there is a chance that this insulation may contain asbestos. Consider having this insulation tested to determine if it contains asbestos. It is important to note that the attic insulation is separated from the house by ceiling drywall, and therefore, will not likely be easily introduced into the living portions of the house. Care should be taken not to disturb the insulation when accessing the attic, and personal protective equipment is recommended when in the attic. If the insulation is removed in the future, recommend that the mineral wool be tested for asbestos PRIOR to removal, and if asbestos is detected, have the mineral wool removed in accordance with the applicable safety standards

Mineral Wool Underneath

Fiberglass Batt Insulation (Main Attic

Above House)

Mineral Wool (Attic Above Garage)

9. Attic Microbial Growth: 1) A few small areas of possible microbial growth, such as mold or mildew, were noted on portions of the underside of the roof and wall sheathing in the attic. At a minimum, recommend that the Buyer monitor and have a mold mitigation contractor correct if additional microbial growth develops in the future. Or, alternatively, have a mold mitigation contractor further evaluate the substance now and remove and/or treat the areas with moldicide, if necessary




Attic (Continued)Microbial Growth: (continued)

Southwest Corner of Main Attic

North Wall of Main Attic

Structure

No Drywall 10. Stair: Wood stair and handrail - 1) The stair that connects the 1st and 2nd floors is the primary form of egress from the 2nd floor in the event of a fire. However, the underside of the stair and the landing do not have drywall. Recommend installing a single layer of drywall to the underside of the stair and the landing to increase the fire rating of the stair in the event of a fire

11. Smoke Detectors: 1) The current standard is to have a smoke detector in each bedroom, in the hallway between bedrooms, and a minimum of one smoke detector on each floor. Smoke detectors are missing in many of these locations, and the smoke detectors that are installed in these locations did not test properly. Recommend that new smoke detectors be installed in all of the locations noted above




Structure (Continued)Smoke Detectors: (continued)

Missing Smoke

Detector (2nd Floor

Master Bedroom)

Missing Smoke

Detector (2nd Floor Hallway)

Smoke Detector Did Not

Sound (2nd Floor

Southwest Bedroom)

Missing Smoke Detector (2nd Floor Southeast Bedroom)

Missing Smoke

Detector (Basement Bedroom)

12. Carbon Monoxide Detectors: 1) Carbon monoxide detectors are required by state law to be installed in the hallway within 15 ft of all bedrooms. There is no carbon monoxide detector installed outside of the basement bedroom (within 15 ft of the bedroom). Recommend that a carbon monoxide detector be installed outside of the basement bedroom (within 15 ft of the bedroom)




Marginal Safety Summary (Continued) Marginal Safety Summary (Continued)Electrical

Outlets Not Grounded

13. Ground: 1) Please be aware that most of the outlets on the 1st and 2nd Floor are not grounded (please note that many of the basement outlets are grounded). Grounded outlets provide enhanced safety features for equipment and people that ungrounded outlets do not provide. Consider having an electrician re-evaluate and provide further recommendation for potential improvement of the ungrounded outlets

14. Main Electric Panel Circuit Breakers: Copper and aluminum rated - 1) Some of the circuit breakers in this electrical panel are not labeled and some of the circuit breakers appear to be mislabeled. Recommend that an electrician identify and properly label the circuit breakers in this electrical panel




Marginal Safety Summary (Continued) Marginal Safety Summary (Continued)15. Main Electric Panel Arc-Fault Circuit Protection: 1) There are only a few

arc-fault protected circuit breakers in this electrical panel. An arc-fault circuit interrupter (AFCI) is a circuit breaker that shuts off the power to the circuit when it detects an electric arc in order to prevent potential electrical fires. Although not required at the time of construction, consider having an electrician install additional arc-fault circuit breakers for all of the bedrooms and living spaces as a safety upgrade

16. Subpanel Electric Panel Circuit Breakers: Copper and aluminum rated - 1) There is 14-gauge wire connected to a 20-amp circuit breaker at two of the 20-amp circuit breakers in this electrical panel. The appropriate wire gauge for a 20-amp breaker is 12-gauge wire. Recommend that a qualified electrician further evaluate and replace the 20-amp circuit breaker with a 15-amp circuit breaker, or replace the 14-gauge wire with 12-gauge wires, as necessary based on the circuit load

Heating System

17. Heating System Pipe Insulation: 1) Unable to determine if the wrap on the boiler flue contains asbestos. If it does contain asbestos, the product does not pose a serious health concern if it is left in place in an intact state. However, if the pipe wrap is removed in the future, recommend that the product be tested for asbestos PRIOR to removal, and if asbestos is detected, have the pipe wrap removed in accordance with the applicable safety standards




Marginal Safety Summary (Continued)18. Heating System Baseboard Heaters: 1) There are 2 or 3 larger square baseboard heaters in the home.

These larger square baseboard heaters get very hot (measured 181 degrees F with digital thermometer). Consider installing some sort of non-flammable barrier in front of these baseboards to prevent children and pets from coming into direct contact with the hot baseboards. 2) There are curtains in direct contact with hot-water baseboard heaters. Recommend that the curtains not be in contact with the hot-water baseboard heaters

Curtains

Large, Hot Baseboards

Curtains

Plumbing

19. Water Heater Water Temperature: 1) The water temperature at some of the plumbing fixtures measured up to 144 degrees F. Recommend that the water heater temperature setting be adjusted so that the water temperature is between 105 -120 degrees F. to prevent potential scalding




Marginal Safety Summary (Continued) Marginal Safety Summary (Continued)Bedroom

20. 2nd Floor (Southwest) Bedroom Doors: The door opens, closes, and latches correctly. 1) The lock is on the wrong side of the door. Recommend that the lock be installed on the opposite side of the door to prevent someone from potentially becoming locking inside of the bedroom

21. 2nd Floor (East) Bedroom Electrical: 1) There are missing cover plates at two of the outlets and one of the light switches in this room. Recommend that a cover plate be installed at these locations to prevent inadvertent contact with energized wires (i.e. electrical shock)




Marginal Safety Summary (Continued) Marginal Safety Summary (Continued)Living Space

22. 1st Family Room Living Space Understair Closet: 1) Recommend that the 90 degree corners on the closet shelves be cut at a 45 degree angle or padded to prevent a child from potentially bumping their head on the shelves

23. 1st Floor Back Hallway Living Space Patio Door: 1) The lock on the sliding patio door is difficult to lock shut. Recommend that the lock be replaced to allow the door to be easily locked shut. 2) The security bar is missing. If desired, replace the missing security bar

Door Lock Missing Security Bar

Mechanical / Storage Room

24. Electrical: 1) There is a missing cover plate at one of the electrical boxes at the ceiling of this room. Recommend that a cover plate be installed to prevent inadvertent contact with energized wires (i.e. electrical shock). 2) There are 3 live wires with exposed cable ends at the ceiling of this room. Recommend that an electrician further evaluate and correct to prevent inadvertent contact with energized wires (i.e. electrical shock)




Mechanical / Storage Room (Continued)Electrical: (continued)

Missing Cover Plate

Live Wire With Exposed End

Live Wires With Exposed Ends

No Carbon Monoxide Detector

25. Carbon Monoxide Detector: . 1) Although not required, recommend that a carbon monoxide detector be installed in the mechanical room near the boiler as a safety upgrade




Not Inspected / Tested SummaryItem was not inspected and/or tested for one of the following reasons: safety, lack of accessibility, proper weather conditions were not present for testing at the time of the inspection, lack of power, disconnected at the time of the inspection, or beyond the scope of the inspection. This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Playground Equipment: Please note that inspection and testing of playground equipment is not part of this inspection

Sprinkler Control Panel

2. Lawn Sprinklers: 1) The sprinkler system appears to be winterized, and could therefore not be tested during the inspection. Recommend having the function of the sprinkler system tested by a sprinkler contractor in the Spring

Garage

3. Garage Unable to Inspect: Unable to fully inspect the walls and floor of the garage due to stored items




Not Inspected / Tested Summary (Continued)Structure

4. Lead-Based Paint Please note that inspection and testing for lead-based paint is not part of this inspection 5. Inspection and Testing for Drugs: Please note that inspection and testing for use and / or production of

illicit drugs inside the home, including meth and marijuana, is not part of this inspection

Electrical

6. Security Systems: Please note that inspecting and testing security systems is not part of this inspection

7. A/V Systems & Speakers: Please note that inspecting and testing A/V equipment (audio receivers, free-standing speakers, built-in ceiling speakers, DVD/blueray players, projectors, etc.) is not part of this inspection

8. Data and Phone Systems: Please note that inspecting and testing of data and phone systems is not part of this inspection

9. Main Electric Panel Unable to Inspect: Unable to fully inspect the main electrical panel as some of the circuit breakers are not labeled and some of the circuit breakers appear to be mislabeled

Plumbing

10. Sewer Scope: Please note that a sewer scope is not part of this inspection. Consider having the sewer scoped by a sewer scope company




Not Inspected / Tested Summary (Continued)Fireplace

11. 1st Floor Family Room Fireplace Smoke Chamber / Flue: Metal - Unable to inspect the inside of the fireplace flue. Per the Seller, the flue was cleaned 2 years ago. Recommend that the fireplace flue be routinely cleaned by a qualified chimney sweep or a fireplace contractor

Mechanical / Storage Room

12. Unable to Inspect: Unable to fully inspect the walls and floor of the Mechanical / Storage Room due to stored items




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