limitations to this inspection 20 exterior envelope 17 air

Table of Contents

General Information 2

Reading and Understanding this Report 3

Definitions 3

Kitchen 3

Interior Areas 4

Bathroom 5

Bedroom 6

Laundry Room 7

Basement 7

Crawl Space 8

Attic 9

Garage 10

Outbuilding 10

Well 11

Water Testing 12

Gas Leak Test 12

Plumbing 12

Electrical 14

Fireplace 15

Heating System 15

Air Conditioning 16

Exterior Envelope 17

Roof 18

Structure 19

Deck 19

Grounds & Grading 19

Limitations to This Inspection 20

Summary 22

Buyers Inspection Service of 28

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Palm-Tech Inspector, Copyright © 1998-2016, PDmB, Inc.

General Information

INSPECTED PROPERTY

Street: 77 New House Lane City: Dayton State: OH

CLIENT DETAILS

Client: John & Mary Buyer Street: 1 Old House Rd City: Dayton State: OH Phone: 555-1212

INSPECTOR DETAILS

Inspector Name David Roche Company Name Buyers Inspection Service Inspectors Certifications: ACI. CRI. Inspectors Affiliations: ASHI. NAHI. AIS. Standards Governing Inspection: ASHI American Society of Home Inspectors

AGENT INFORMATION

Agency Office: Great Home Sellers Agent: Your Agent

Phone: 937-555-1212

CONDITIONS

Inspection Date: 03/08/2016 Start Time: 11-00 Approximate Age: 50/55 Years Old End/Print Time: 2-42 Building Type: Single Family Temperature: Between 60 & 70 deg. Approx Occupied: No Weather Conditions: Clear Furnished: Yes Soil Conditions: Damp

PARTIES PRESENT

Client Attended: Yes Attended With/For Client: Friend(s) Buyers Agent: Yes Listing Agent: Did not attend Termite Inspector: Earlier in day Radon Tech: Briefly

MODIFICATIONS/ ALTERATIONS TO STRUCTURE

In regards to additions or modifications that have been made or may have been made to the structure and property. Determining if these additions or modifications meet standard building practices is beyond the scope of this inspection. The inspection does not include any check or verification of regulatory records to establish if building permits have been issued for any work or alterations that may have been made on or to the property.

UTILITIES

Water Source: Private Well(FAQ-Wells) Sewage Disposal: Septic(FAQ-Septic) >>> Recommend having tank and leach field inspected

Electric On: Yes No N/A Gas/Oil On: Yes No N/A Water On: Yes No N/A


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Reading and Understanding this ReportNOTE: This inspection is not a "stand alone" report is governed and limited by the terms, and conditions, exclusions and limitations of the inspection agreement (contract) and can only be used and interpreted when combined with the accompanying agreement and stated standards. OBSERVATIONS followed by (FAQ-Heading) refer to additional information available on that topic in the Technical/FAQ section of our web site GREATINSPECTOR.com "RESTRICTED INSPECTION", items in these areas were less visible/accessible than the rest of the property, conditions/ problems may exist that were not identified by the inspector. ITEM BRAND NAMES and/or descriptions should not be used as the basis to make your purchase decision without (client) confirming type/product. They are used purely for descriptive purposes. DESCRIPTIONS using right or left are looking at the property from the front, unless otherwise noted.

Definitions

One drawback to the ranking system is that there is only one option for all the comments on a given line item. In a list of IMMEDIATE repair items there may only be one item needing "Immediate" attention and the other comments may be Repair/Replace. Client will have to use some judgment when reading or interpreting the inspectors findings noted in this category. PF Performing Intended Function Functioning with no obvious or visible signs of defect. NP Not Present Item not present or not found. NI Not Inspected For safety, inaccessibility, no power or disconnected. R Repair Not fully functional, repair or replace at earliest convenience. IR Immediate Repair Not functional, needs immediate repair or replacement.

Kitchen

NOTE: Only the appliances named in the report are inspected. Timers, clocks, cooking temperature, self cleaning features on stoves excluded. Refrigerator controls and features not operated, ice makers and water equipment are excluded. Microwaves are not operated, Dishwashers are checked for operation only, internal workings and pump strength etc are not inspected. The load bearing capabilities of cabinets is not determined. This Kitchen inspection is governed and guided by ASHI standards section 2, section 10 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

1st Fl Kitchen - Floor Rug/Mat: Yes

Ventilator: (In Microwave) Microwave: Frigidaire Cooking Appliance: Frigidaire Faucet: Swivel/Sprayer Type Sink: Double Bowl >>> Drain pipe has a flex connector in place of solid pipe

Dishwasher: Frigidaire >>> Detergent compartment not releasing soap Refrigerator: Frigidaire >>> Door handle missing Counter Top: Granite Cabinets: Wood Doors Electric: Outlets & Lighting Circuits >>> GFCI receptacle not tripping when tested manually & with tester (GFCI is safety type receptacle with test and reset buttons) Electrical: Components Pantry: Single Door Ceiling: Textured Surface


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Kitchen (Continued)

Walls: Painted Floor: Vinyl Covering Doors: Hollow Core >>> Lock not latching Windows: Vinyl Frame HVAC Source: Forced Air Vent

Interior Areas

NOTE: Carpet, furniture, stored items are not moved by the inspector. It is impossible to determine or observe the hidden components. Small or hairline cracks in the walls or ceilings are not noted on the report. Shelving, cabinets, mirrors etc. are not included in the inspection. Electrical fixtures and fan (operation) are not commented on, electrical supply is checked. Determining if ceiling fans are correctly installed/ secure is beyond the scope of the inspection. Condition of floor covering is not commented on. Door and window glass type (safety verses regular) throughout the property is not (necessarily) determined. This "Interior Area" inspection is governed and guided by ASHI standards section 2, section 10 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

Floor Rug/Mat: Yes Closet: Single Door Ceiling: Textured Surface Walls: Painted Floor: Laminate Covered Windows: Sidelight Electric: Outlets & Lighting Circuits Electrical: Components >>> Junction box not secured to structure - in closet Smoke Detector: Wall Mount HVAC Source: Forced Air Vent

Living/Dining Rm Interior - Closet: Single Door Ceiling: Textured Surface Walls: Paint & Paneling Floor: Carpet Covered Doors: Hollow Core Windows: Vinyl Frame Electric: Outlets & Lighting Circuits >>> Light fixture missing (exposing live wires, shock possible) Smoke Detector: Ceiling Mount HVAC Source: Forced Air Vent

Hall 2nd Fl Interior - Closet: (Utility) Ceiling: Textured Surface >>> Crack(s) (appear non structural, recommend monitoring, may require future repair) Walls: Painted Floor: Carpet Covered Windows: Vinyl Frame Electric: Outlets & Lighting Circuits Electrical: Components >>> Wire splice not in a junction box (live connections exposed) in cabinet

Smoke Detector: Ceiling Mount >>> Unit does not sound (does activate alarm in other units, Fire Safety issue) HVAC Source: Forced Air Vent


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Bathroom

NOTE: Pipes leaking slowly or water damage behind tiles, in walls or floors may not be apparent during the inspection, which is non invasive in scope. Normal or reasonable water flow to bath, shower or sink is considered to be performing intended function, water pressure is not tested. Determining the water tightness of shower trays is beyond the scope this inspection. Shelving, cabinets, mirrors etc. are not included in the inspection. This Bathroom inspection is governed and guided by ASHI standards section 2, section 6 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed plumber or professional with expertise specializing in the appropriate field of construction JETTED TUB This type of tub should be sanitized before being used for the first time and then at regular intervals, to prevent bacterial infections. Check the owners manual for directions on cleaning. If the manual is not available then this method may be used. 1. Most brands suggest closing the air controls for the jets. 2. Fill the bath with warm water to a level 2" above the highest jets, or leave water in the bath after using. 3. Add 2 teaspoons of a low-foaming, powder automatic dishwasher detergent (Cascade) and half cup of (Clorox) bleach to the water (or one cup white vinegar). 4. Run the whirlpool for approx 10 minutes. Then shut off the whirlpool and drain the water. 5. Refill tub run for two minutes to rinse, and drain.

PF NP NI R IR

Master Bathroom - Closet: Single Door Counter/Cabinet: Molded Top/Wood Doors Faucet: Standard Fixed Type >>> Faucet hot and cold positions reversed (requirement is hot/ left, cold/ right, Scalding possible) Sink/Basin: Single Bowl Toilets: (Porcelain) >>> Cracked/ leaking

Shower/Surround: Tile Walls with Fiberglass Pan Bathtub: Fiberglass Ceiling: Textured Surface Walls: Painted Floor: Ceramic Tile Doors: Hollow Core Windows: Vinyl Frame >>> Safety glass not installed (required for windows located in the shower or less than 5' above bath tub in structures built/ remodeled after 1968) Electric: Outlets & Lighting Circuits HVAC Source: Forced Air Vent Ventilation: Electric Fan

2nd Fl, Bathroom - Counter/Cabinet: Molded Top/Wood Doors Faucet: Standard Fixed Type Sink/Basin: Single Bowl >>> Drain plug not operational Toilets: (Porcelain) Shower/Surround: Fiberglass Bathtub: Whirlpool/ Jetted >>> Hot water does not get as hot as it should - gets very warm not hot, Jetted tub motor not accessible]Electrical equipment including pump are not accessible, no access found (Requirement is for electrical and plumbing components to be accessible for maintenance without disassembly of enclosure) Bath Surround: Tile >>> Joint around tub not sealed (caulk) Ceiling: Textured Surface Walls: Painted Floor: Vinyl Covering Doors: Hollow Core Electric: Outlets & Lighting Circuits HVAC Source: Forced Air Vent Ventilation: Electric Fan


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Bedroom

NOTE: Any room described as a bedroom is done so for descriptive purpose only. Some bedrooms, particularly those in basements may not be considered functional bedrooms. Shelving, cabinets, mirrors etc. are not included in the inspection. If the house is getting an appraisal a bedroom may require a closet to qualify. Determining if ceiling fans are correctly installed/ secured is beyond the scope of the inspection. RECOMMEND that all closet lights be the enclosed type, no exposed bulbs (Exposed Fluorescent bulbs may be acceptable). This Bedroom inspection is governed and guided by ASHI standards section 2, section 10 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction.

PF NP NI R IR

Master Bedroom - Closet: Walk In Ceiling: Textured Surface >>> Crack(s) (appear non structural, recommend monitoring, may require future repair) Walls: Painted Floor: Carpet Covered Doors: Hollow Core Windows: Vinyl Frame Electric: Outlet Circuit Only >>> Receptacle with a dimmer switch on circuit (not permitted on wall outlet that's readily accessible for general use, low voltage can damage equipment) Smoke Detector: Ceiling Mount HVAC Source: Forced Air Vent

Front Corner Bedroom - Closet: Walk In Ceiling: Textured Surface Walls: Painted Floor: Carpet Covered Doors: Hollow Core >>> Surface damaged (hole)

Windows: Vinyl Frame Electric: Outlet Circuit Only Smoke Detector: Ceiling Mount HVAC Source: Forced Air Vent

Rear Right Bedroom - Closet: Double Doors Ceiling: Textured Surface Walls: Painted >>> Appearance of biological activity staining on exterior wall (possible damp, potential health issue)

Floor: Carpet Covered Doors: Hollow Core Windows: Vinyl Frame Electric: Outlets & Lighting Circuits >>> Light fixture inoperative (voltage appears present, bad/missing bulb?) Smoke Detector: Ceiling Mount HVAC Source: Forced Air Vent


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Laundry Room

NOTE: If washer and/ or dryer are hooked up, the listed components (below) are not operated, they are presumed to perform and visually inspected. Washer and/ or dryer are not inspected items. Dryer vent pipe is not always fully visible, it is NOT checked for blockages . SUGGESTION: Prevent water damage from flooding and leaking washing machines, even when there is a pan under them. A washing machine leak detector will detect a leak, sound an alarm, and automatically turn off the water supply to the washing machine to prevent further damage. Simple to install on the water hook up. There are numerous brands on line (Search: Floodstop) NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed plumber or professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

1st Fl Laundry Rm - Washer & Dryer Connected: No Dryer Receptacle Type: Four Prong (newer style)

Washer & Dryer Electrical: Washer 110 volt & Dryer 220 volt Receptacles Washer Hose Connection: Wall Box(With Faucets) Washer Drain: Wall Box(With Drain) Dryer Vent Pipe: Rigid Metal Dryer Vent Termination: On Roof Faucet: Standard Fixed Type Laundry Tub: PVC Basin >>> Draining very slowly Closet: Sliding Doors Cabinets: Membrane Pressed Doors Ceiling: Textured Surface Walls: Painted Floor: Laminate Covered Doors: Hollow Core Electric: Outlets & Lighting Circuits HVAC Source: Forced Air Vent Ventilation: Electric Fan

Basement

NOTE: It is recommended that a dehumidifier is running in the basement at all times set to 65% humidity to help in keeping any excessive moisture under control. There is no representation made as to the structural soundness of the foundation or its components when when marked "PF" other than what was observed visibly. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

Utility Rm in Basement - Sill Plate/ Band Board: Lumber >>> Not fully visible (insulation blocking components) Sub Floor(Ceiling): OSB (Strand Board) Joists(Ceiling): Lumber >>> Cut/ notched with section removed for plumbing (weakening structure)

Insulation: Batting Insulation Vapor Barrier: Foil Walls: Concrete >>> Water stains that are damp or appear active (FAQ-Basement)


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Basement (Continued)

Floor: Concrete Floor Drain: Surface Type (drainage not tested) Windows: Vinyl Frame Electric: Outlets & Lighting Circuits Electrical: Components Smoke Detector: Ceiling Mount HVAC Source: Forced Air Vent Sump Pump: Submerged Type >>> Pump too high in sump to function properly, Pit appears to have inadequate depth

Stairs: Wood Conctruction

Crawl Space

CRAWL SPACE is the non habitable area under the building. NOTE: There is no representation made as to the structural soundness of the foundation or its components when when marked "PF" other than what was observed visibly. Crawl should be inspected at least once every spring and fall to determine if there are any issues that may affect the property. (example, damp or leaking pipes) This Crawl Space inspection is governed and guided by ASHI standards section 2, section 3 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

(Located under addition) Crawl - Method of Inspection: In The Crawl

Unable to inspect: Behind Insulation Access: From Basement Sill Plate/ Band Board: Lumber Sub Floor: Dimensional Lumber Insulation: Fiberglass Insulation Vapor Barrier: Plastic Ventilation: Static Vents Joists: Engineered/OSB >>> Incorrectly braced without reinforcing - not to manufacturers specifications

Foundation: Concrete Block Beams: Solid Wood Piers/Posts: Block >>> Improperly installed temporary pier for load support

Floor Type: Gravel Moisture Barrier on Ground: Plastic Under Gravel Animals/ Pests: No Evidence Visible Electric: Lighting Circuit Only Electrical: Components >>> Wire splice not in a junction box (live connections exposed)


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Attic

NOTE: Insulation, stored items, etc are not moved during the inspection. It is not always possible to determine if water stains are active roof leaks, unless it has been raining for a period of time up to the time of the inspection and water is found. In many cases where it appears that water stains are old or inactive the Inspector will not identify the issue. For animal, pest or rodent inspections contact a pest control specialist. Insulation is not checked for flammability. This Attic inspection is governed and guided by ASHI standards section 2, section 11 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in the appropriate field of construction. INSULATION: Additional insulation is recommended to reduce the overall energy cost of heating and cooling the property. As much as 16" of insulation is common in new builds. This will also reduce the likelihood of ice dams along the bottom edges of the roof during winter (FAQ/Contractors)

PF NP NI R IR

Main Attic - Method of Inspection: In the Attic Floored Area: No

Access: Wood Pull Down Ladder >>> Not insulated (allowing unwanted heat transfer) Sheathing/Decking: OSB (Strand Board) Roof Framing: Engineered Truss Ventilation: Ridge & Soffit Insulation: Fiberglass Loose Fill(FAQ-Attic) >>> Compressed areas (looses/ reduces its insulating value), Pulled back from area(s) (allows unwanted heat transfer, insulation is there) Insulation Depth: 10" Approx Animals/ Pests: None Visible Electric: Lighting Only Electrical: Components Bathroom Fan Venting: Vented Out of Structure

Garage Attic - Method of Inspection: In the Attic Floored Area: Small Area Garage Ceiling Insulated: Yes

Access: Ceiling Panel Sheathing/Decking: OSB (Strand Board) Roof Framing: Engineered Truss >>> Connector plates on web connections loose on fourth from left (possibility of truss failure due to reduced load carrying capacity)

Ventilation: Ridge & Soffit Insulation: Fiberglass Batts(FAQ-Attic) >>> Missing from above laundry and master bathroom (allows unwanted heat transfer)

Insulation Vapor Barrier: Kraft Paper Insulation Depth: 10" Approx Animals/ Pests: None Visible Electric: Lighting Only Bathroom Fan Venting: Vented Out of Structure


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Garage

NOTE: Inspector does not move stored items, tools, cars etc. Outlets other than standard outlets (15/20amp) are not checked. All concrete floors develop hairline cracks. Remote garage door opener(s) are not operated. Garage size is for descriptive purposes only, actual car size is not considered. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction

PF NP NI R IR

Attached Garage - Car Spaces: Two

Service Doors: Aluminum Type Door Operation: Mechanized Door Opener: Chamberlain >>> Motion sensor safety installed too high (should be approx 6" from floor)

Ceiling: Textured Surface Walls: Painted Floor: Concrete Floor Drain: Surface Type (drainage not tested) House Door: Hollow Wood (Uninsulated) >>> Not insulated of solid type (required for garage/ house access), Opens out over a step down (safety issue)

Electric: Outlets & Lighting Circuits Hose Bib: Hot & Cold

Outbuilding

NOTE: Inspector does not move stored items, tools, cars etc. Outlets other than standard outlets (15/20amp) are not checked. All concrete floors develop hairline cracks. Remote garage door opener(s) are not operated. Garage size is for descriptive purposes only, actual car size is not considered. This outbuilding inspection is governed and guided by ASHI standards section 2, 3, 4, 5, section 10 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction.

PF NP NI R IR

Lg Barn/ Outbuilding -

ROOF Method of Inspection: Walked Roof Roof Type: Gable Age (Approx): Original

Roof: Aluminum Vents: On Ridge Gutters: Aluminum Downspouts: Aluminum Downspout Leader/Extension: Splash Block

EXTERIOR Fascia: Wood Soffits: Plywood Surface: Aluminum Siding(FAQ-Exterior) Surface: Brick(FAQ-Exterior) >>> Cracks with little or no movement on front right corner (recommend sealing and monitoring,


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Outbuilding (Continued)

Surface: (continued)budget for possible future repairs) Lighting: Surface Mount Fixture Outlets: 120 Volt >>> GFCI not installed (required)(safety type outlet with test buttons) Electrical: Components Foundation: Pole Barn Exterior Doors: Steel/Glass

INTERIOR Items Restricted Inspection: Yes

Service Doors: Aluminum Type Door Operation: Mechanized >>> Safety wire not installed through springs (prevents injury and damage if springs break) Door Opener: Genie Roof Framing: Engineered Truss Beams: Solid Wood Piers/Posts: Wood Walls: Framing (Exposed) Floor: Concrete Floor Drain: Surface Type (drainage not tested) Hose Bibs: Farm Type Electric: Outlets & Lighting Circuits Electrical: Components Windows: Vinyl Frame

Well

NOTE: Well interior/casing/depth/type not inspected unless additionally identified in the report. The term well is used to describe the water source. Client should confirm with property owner that the noted location for the well head is in fact the well in current use. A copy of the well log should be obtained from the property owner or county Health Department, this will give information about the installation and past performance of the well. Distance given from well head to septic, contact the County Health Department to determine where the leach field is located, the distance and position given in the report is based on visible indicators and may not be accurate. The minimum permissible distance between the septic and the well is 50 feet. See inspection agreement/ contract pages one and two, for additional terms and conditions. Clients signature on page #2 of the agreement accepts these terms and conditions. NOTE: The water level draw down in the well/well casing was not measured or monitored during this flow test. The test results are a record of performance as recorded at a faucet, and do not guarantee future performance. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in wells and well water distribution.

PF NP NI R IR

(Front Yard) Well - Septic Tank Location: Rear Yard

Well Head: Located Above Ground Well to Septic Distance: 80 ft Approx Pump: Submersible(Not visible) System Wiring: To Pump Pressure Switch: Operating Pressure Tank: (In Basement) Pressure Gauge: Operating

Water Pressure at Start of Test: 40lbs/55lbs cut in/shut off Water Pressure at End of Test: 40lbs/55lbs cut in/shut off

Pressure Results: Maintained Pressure >>> Pressure differential incorrect (less than 20lbs between pump on & off pressures), Recommend setting at 40/60 lbs which will give pressure not unlike city water

Water Flow at Start of Test: 5.5 GPM Water Flow at End of Test: 5.5 GPM Test Duration: 60 min Gallons Pumped (approximate): 330

Flow Rate Result: Well producing adequate flow for normal use

Explanation: The minimum number of gallons required per minute from a standard faucet is three, less than this


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Well (Continued)is not considered inadequate for habitability and poses a hardship to live with unless a storage system is installed. Five gallons per minute flow is comfortable and what is seen most often. Seven gallons per minute is very good.

Water Testing

NOTE: In consideration of the fees and limitations of liability to the fullest extent the law allows, the Company agrees to conduct tests, or sampling using industry standards. The results of the Water Test Samples will come from an Ohio EPA-approved laboratory. The Inspector or the company will not be held liable for the cost of, or required to perform any repeat or follow up testing required should the/ this test have a positive or inconclusive result. Any water tests performed at the property by the Inspector are done as a guide, their accuracy cannot be guaranteed, if a binding result is needed or required, Client will need to arrange with the Inspector for laboratory sampling and analysis.

PF NP NI R IR

1. Sample Drawn From: Master Bath Sink 2. Testing For: Coliform Bacteria 3. Results Due Back In: Three/ Four Days(Mon-Fri) excludes day of test 4. Results From: Independent Laboratory

Gas Leak Test

This is an additional test client has requested. This agreement is between Buyer's Inspection Service (Company) and the person or persons named in the agreement (Client) for limited additional tests as indicated at the property named on page #1 of this report. It is understood and agreed by Client that this inspection(s) does not in any way imply a warranty or guaranty that the individual components within the entire system are in, or shall remain in working order. It is also understood and agreed by Client that in no way shall the Company or its Inspectors be held liable for any hardships or monetary damage suffered by Client as a result of subsequent leaks or problems of/with the inspected components or system(s). It is further understood by Client that this is not a pressure test of, or substitute for a pressure test of the complete gas system. The inspection and testing is limited to the accessible valves and couplings in the habitable areas of the property. No testing is conducted on the meter or exterior gas pipes, storage tank or those gas pipes that are not visible or readily accessible to the Inspector in the habitable areas of the property. No testing or inspection of the valves, controls, pilot, pressure or flow-regulating devices or appliance-specific devices supplied by the manufacturer on the water heater, furnace or other gas-supplied appliance(s) are included in this test.

PF NP NI R IR

Gas Leaks Found: No ALL Gas Lines in Habitable Area Accessible: Yes

Results are good at time of test ONLY, there is no implied warranty.

Plumbing

DRAINS are NOT guaranteed to be free of defects or obstructions (water is run down all drains where possible). Exterior drains are NOT INSPECTED and are excluded from this inspection. Water valves are not operated. Water stains on piping not necessarily commented on if the pipe is dry (not leaking) at the time of the inspection. Water pressure not normally checked. GUIDANCE see the insert in your inspection folder, in front of tab #1 for a guide to component life expectancy. This Plumbing inspection is governed and guided by ASHI standards section 2, section 6 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed plumber or professional with expertise specializing in the appropriate field of construction. CAST IRON and Galvanized drains are older and there is a potential for deterioration and leaks. This type of plumbing may be reaching the end of its functional life (depends on time of instillation). Condition is as noted in the report, budget for repairs and replacement. OLDER PROPERTY: Due to the age of the property client should consider having the main sewer lines inspected using a camera to ensure that the pipes are not blocked or damaged.


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Plumbing (Continued)

PF NP NI R IR

Service Line: Copper Pipe Main Water Shutoff: Located under Stairs Water Lines: Pex Pipe Water Softener: (Programming Functions Not Tested) >>> Backflow prevention not installed on backwash drain pipe at connection to main drain (Must have an air gap between end of pipe and main drain to prevent siphoning water from drain), Water soft (suggesting softener is operating)

Drain Pipes: Galvanized Pipe, PVC Pipe >>> Clean-out not sealed or capped in front yard (allowing sewer gas out, posing a health issue)

Plumbing Soil Vent: PVC >>> Capped off on roof (not opened after plumbing inspection at time of construction - will cause drainage problems until opened)

Gas Meter: Exterior Surface Mount Fuel Shut Off: At Meter Fuel Lines: Black Iron Pipe

(In Utility Rm) Water Heater - Manufacturer: A.O. Smith Capacity: 30 Gallons Type: Natural Gas Area Served: Whole House Age (Approx): 2 Years

Operation: Operating(FAQ-Home Safety) >>> Incorrect tank size is inadequate for intended use. (30 gal is sized for one bathroom use) Flue: Single Wall Pipe to B-Vent Pipe(Double Wall) >>> Clearance between double wall B-Vent type pipe and combustible materials is inadequate at roof decking/framing (requirement is 1" minimum clearance)

Pressure Valve (TPRV) (With Discharge Pipe) Pan Under Tank: None >>> Pan not installed under tank with a pipe to a floor drain(flood potential in case of a leak)


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Electrical

NOTE: No determination is made as to the load bearing capabilities of the circuits or the load demands of the property verses panel size. Only accessible fixtures and fittings are inspected. This Electrical inspection is governed and guided by ASHI standards section 2, section 7 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed electrician or professional with expertise specializing in electrical issues SMOKE DETECTORS: All smoke detectors are not the same when it comes to alarming. Approximately 90% of detectors are ionization type detectors, these smoke detectors are very slow to respond to house fire smoke (they are quick to alarm burnt toast or other cooking smoke types which are a thicker type smoke). Being slow to respond to thinner type smokes from smoldering fires, they reduce the window of opportunity to escape from a fire. Smoke alarms over 10 years old are possibly near the end of their life expectancy. Please consider replacing all the smoke alarms in this house with new Photo Electric type units (available in most major hardware stores). These units are life savers, they have less false alarms and give a greater escape time in most cases. Installing both types of detectors gives you the best coverage. KNOB & TUBE Wiring is an older type wiring that is in many cases is reaching the end of it's functional life. Client is recommended to discuss this wiring with an electrician and budget for its possible replacement. This type of wiring is not designed for the type of use that modern living may place on it. Since Jan 2002 some insurance companies are no longer insuring properties wired with knob and tube. Standards suggest that all knob and tube wiring be disconnected if any alteration is made to the original wiring.

PF NP NI R IR

Carbon Monoxide Alarm Ceiling Mount Wiring Type: NM Copper (Non Metallic Sheathed) GFCI Protection: Selected Outlets protected Grounding/ Bonding: Connected to Plumbing & Ground Rod Incoming Service: Mast >>> Insulation over power company splice at service point is missing or deteriorated exposing live connections (safety Issue)

Service Size Amps: 200 Incoming Voltage: 120/240 VAC

(In Basement) Electric Panel - Rated Capacity: 100 Amps Circuits Identified: Yes AFCI Protection: 110 Volt Breaker protecting selected circuits (Not tested) Panel Cover Removed: YES for Inspection

Manufacturer: Cutler-Hammer >>> Screws holding panel cover incorrect type (sharp tripped ends can penetrate live wires in panel (poses an electrocution/ fire safety concern) Main Disconnect: 100 Amps Neutral/ Ground Buss: Neutral and Ground Wires are Connected on Same Buss Circuit Breakers: (Switch Type) >>> Dual circuit breakers not connected to each other with a common trip (wiring could be energized when one circuit is switched off)


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Fireplace

NOTE: Chimney inspections are level #1 visual inspections only, hairline or small cracks may not be visible. A detailed level #2 inspection is recommended, contact a chimney inspection company that uses a video camera. This Fireplace inspection is governed and guided by ASHI standards section 2, section 12 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a chimney/ fireplace professional with expertise specializing in the appropriate field of construction.

PF NP NI R IR

Living Rm Fireplace - Fireplace Type: Wood Burning Smoke Chamber/Flue Fully Visible ? Not fully visible

Smoke Chamber: Concrete Flue: Clay Tile Liner >>> Dry stacked (or appearance of) there is or may be no mortar in the joints between the clay liners Damper: Metal(Above Firebox) Firebox: Prefabricated Insert: Gas Logs Gas Line: Black Iron >>> Shut off valve not within 6 feet of appliance Blower: Operated Mantle Secure: Yes Hearth: Raised Above Flooring

Heating System

RECOMMEND that all boilers/ furnaces be inspected and or serviced by a HVAC technician. This inspection is a "visual only inspection" of the heating system. No determination has been made as to adequacy or size of the heating unit(s) for the size of the property. Carbon Monoxide & Gas leaks were not tested for unless otherwise noted. GUIDANCE see the insert in your inspection folder, in front of tab #1 for a guide to component life expectancy. This Heating inspection is governed and guided by ASHI standards section 2, section 8 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in HVAC

PF NP NI R IR

(In Utility Rm) Heating - Manufacturer: Goodman Manufacturing Fuel Type: Natural Gas Capacity (BTU x1000): 60 Unit Type: Forced Air Furnace Area Served: Whole House Age (Approx): 10 Years Filter Location: In Return Vent Access Panels Removed: Yes Not Inspected: Heat Exchanger due to design (Excluded in Standards and Agreement)

Operation: Operating >>> Union on gas line is inside furnace cabinet (not permitted due to potential risk in case of gas leak)

Heat Source: 3 Burners Flue: B-Vent Pipe(Double Wall) >>> Collar (thimble) not installed where pipe goes through the ceiling (keeps flue pipe away from combustible surfaces)


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Heating System (Continued)

Circulation Fan: Direct Drive Type Filter Type: Disposable >>> Incorrect cover for return with filter holder (filter is not easily accessible)

Thermostat: Programmable(FAQ-Heat & Air) Distribution: Duct Air Return: First & Second Floor Humidifier: Evaporative Panel Type Asbestos (or appearance of): Not Present

Air Conditioning

RECOMMEND that the air conditioning system be inspected and or serviced by a HVAC technician, this is a "visual only inspection" of the cooling system. No determination has been made as to adequacy or size of the cooling unit(s) for the size of the building. GUIDANCE see the insert in your inspection folder, in front of tab #1 for a guide to component life expectancy. This Air Conditioning inspection is governed and guided by ASHI standards section 2, section 9 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed professional with expertise specializing HVAC

PF NP NI R IR

(At Furnace) A/C - Manufacturer: Carrier Fuel Type: Electric Unit Type: Split System Age (Approx): New Area Served: Whole House Access Panels Removed: Yes Uses Heating System Components: Yes, Blower and Ducting (See Heating System)

Operation: Operational Temperature Differential : 17/18 degrees (Delta-T) Evaporator Coil: (Interior) Condensate Removal: Piped to Drain >>> Pipe not secured to floor (may be dislodged from drain) Condensing Unit: (Exterior) Pad Mounted >>> Coil fins very dirty reducing air flow and efficiency of unit, Dryer vent close to condenser unit (lint may be sucked into unit clogging fins and reducing efficiency)

Electrical Disconnect: Removable Fused (In box) >>> Control wiring not in conduit

Refrigerant Lines: Standard Line Set


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Exterior Envelope

CONDITION is as noted. There is no determination or representation made as to the structural soundness, or integrity of the structure by these observations even when noted "PF". The Inspector cannot always determine if water is penetrating, or is trapped in or behind the exterior surface. Door or window glass type is not determined. Lighting with sensors not checked except for apparent damage. Frost proof type hose bibs, Inspector cannot inspect inside wall for leaks. This Exterior Envelope inspection is governed and guided by ASHI standards section 2, section 4 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in the appropriate field of construction OSB: Composite Wood siding made of compressed wood shavings is prone to water penetration and deterioration over time. Certain brands of this siding type are involved in litigation, it is beyond the scope of this inspection to determine if this particular siding (brand undetermined) is involved in any recall or litigation. Client should be aware that this siding has a limited life expectancy. Budget for the possibility of replacement. (In many cases face nailing invalidates the warranty)

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This Units Exterior - Fascia: Wood Soffits: Plywood Surface: Composite Wood(OSB)(FAQ-Exterior) Surface: Brick(FAQ-Exterior) Trim: Composite(OSB) >>> Deterioration starting due to lack of upkeep in numerous areas on corner trim pieces

Trim: Composite >>> Caulk joints failing in numerous areas

Windows: Vinyl Frame >>> Joints to brick not sealed with caulk (water penetration possible)

Screens: Vinyl Mesh >>> Not all windows have screens Door Bell: (Hard Wired) Main Entrance Door: Steel Type Patio Door: Sliding Glass Side Door: Steel/ Glass Lighting: Surface Mount Fixture Recepticles: 110/120 VAC >>> Moisture cover damaged (shock potential) Hose Bib: Frost Proof Type


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Roof

ROOFING is not lifted or sections removed for the inspection, leaks are not always visible, the comments are based on the observations without probing or destructive testing. Number layers may not always be accurate, metal drip edge or cut back starter may make determination incorrect. Comments on life expectancy are for guidance only and should be considered approximate. This Roof inspection is governed and guided by ASHI standards section 2, section 5 and section 13. WATER from downspouts should be piped away a minimum of 10' and we recommend 14' to reduce the potential for water related issues with the foundation GUIDANCE see the insert in your inspection folder, in front of tab #1 for a guide to component life expectancy. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction. NOTE: The roof or sections of were viewed from the ground, comments marked "PF" are based on observations made at a distance and may not fully reflect the true condition of the roof and its components. Roof was not walked on for safety reasons, eg: height, pitch, or weather.

PF NP NI R IR

House Roof - Method of Inspection: Walked Roof Area, From Ground Type: Gable Age (Approx): Original Number of Layers: One

Material: Dimensional Shingles >>> Worn areas in front (FAQ-Roof)

Material: Metal Valleys: Metal Preformed Vents: On Ridge Flashing (to Structure): Aluminum >>> Kick out flashing not installed (at lowest point of flashing run to divert water into gutter or away from structure) Plumbing Vent Flashing: Rubber Boot Gutter Type: Aluminum Downspout Pipes: Aluminum Leader/Extension: Splash Block >>> Splash block(s) missing at rear (water pooling under downspout may affect foundation)

Center Chimney - Inspected from: Up Close At Chimney

Crown/Cap: Concrete >>> Cracked at joint to brick

Liner: Clay Tile Construction: Brick Flashing: Aluminum >>> Counter flashing loose (Moisture issues possible)


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Structure

STRUCTURAL ISSUES: This is a visual inspection of the components and is not a substitute for a structural engineers evaluation and report. The Inspector is not a structural expert or engineer. These comments apply to all sections of the report where structural matters are of concern. This "Structure" inspection is governed and guided by ASHI standards section 2, section 3 and section 13. NOTE: If repairs or further evaluations are being made they should be undertaken by a licensed engineer or professional with expertise specializing in the appropriate field of construction

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1. Structure Type: Two Story 2. Foundation: Concrete Block 3. Beams: Steel I-Beam 4. Piers/Posts: Steel 5. Bearing Walls: Concrete 6. Railings: Wood 7. Stairs: Wood Conctruction

Deck

DECK is an older construction, at the time of construction it was built to a lesser standard than is demanded for today's decks, making it more prone to failure than recently constructed decks even when it have been maintained and appears to be solid and secure. Deck should be inspected seasonally by a professional for defects or signs of failure. The average life of a deck is approximately 15 Years with deterioration starting at 10 years approximately.

PF NP NI R IR

1. Ledger Board: Treated Lumber 2. Posts & Beams: Treated Lumber >>> Beams are inadequately fastened to the supporting posts using nails and not bolts as

required (nails can pull free under load)(Safety Issue), Main beam posts not under joints in beam - failure possible

3. Joists: Treated Lumber 4. Flooring: Stained Lumber 5. Railing: Treated Lumber >>> Spacing on pickets exceed 4" standard, Spacing between

bottom rail and floor exceed 4" standard

6. Steps: Treated Lumber >>> Step heights are not consistent (all steps must be the same height on the riser)

Grounds & Grading

GRADING should have a constant slope away from the structure. Even when the grading is marked as "PF" it may benefit from additional slope and drainage. Attention should be paid to areas that may get water from downspouts or drainage from adjacent areas. NOTE: If repairs or further evaluations are being made they should be undertaken by a professional with expertise specializing in the appropriate field of construction


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Grounds & Grading (Continued)

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1. Driveway: Concrete(FAQ-Sealants) 2. Walkways: Concrete(FAQ-Sealants) 3. Front Steps: Concrete(FAQ-Sealants) >>> Settling causing step height to exceed 7.75"

standard (trip hazard)

4. Patio: Concrete(FAQ-Sealants) 5. Grading: Moderate Slope 6. Swale: Adequate Slope For Drainage 7. Vegetation (condition not inspected): No Immediate Concerns >>> Maple tree in yard posing potential problem

with roots getting into and damaging drains 8. Driveway Drain: Surface Type (drainage not tested)

Limitations to This InspectionCLIENT IS ADVISED TO READ AND UNDERSTAND THE CONTENT OF THIS SECTION BEFORE USING THIS INSPECTION REPORT. THE INFORMATION IN THIS SECTION PLACES LIMITS ON THE DEPTH AND SCOPE OF THIS INSPECTION, AND PLACES LIMITATIONS ON LIABILITY. This inspection is NOT DEFINITIVE in its scope or findings, in many cases furniture, boxes, stored items or personal property (not noted in the report) may have concealed a defect or problem from view during the inspection. While every effort has been made to give you the information you seek about this property, it is possible additional problems will come to light over time. In many cases damage to an inspected item, or failure of an inspected component occurs after this inspection has taken place. The inspection was a LIMITED VISUAL INSPECTION including only those systems and components specifically identified in this report. Any area not exposed to view, concealed, or inaccessible for any reason , or those areas/items which are excluded by the attached inspection standards, or by agreement is/are not included in this inspection. No destructive testing or dismantling was done. Any mention (in the report) of repairs or evaluations being performed by professionals is given as a suggestion only. Buyer's Inspection Service (hereafter referred to as the Company) is not responsible for any expenses incurred, advice they give or repairs they perform. We recommend that all tradesman used are licensed or certified if that criteria is available. THE FOLLOWING areas/ items, systems and components WERE NOT INSPECTED: -system or component installation, -adequacy or efficiency of any system or component or any determination as to their life expectancy, - termites or other wood destroying insect infestation or damage by these insects, rodents or other pests/animals, dry rot or fungus; or damage from or relating to the preceding, - latent or concealed defects, - asbestos, radon, lead paint, chemicals, toxins, water or air quality, environmental health hazards, underground or other storage tanks, - thermostatic or time clock controls, radio control devices, intercom systems - furnace heat exchanger, gas room heaters, gas piping, gas leaks, odors or noise, security or fire safety systems/ equipment. IF INSPECTION IS DESIRED of any excluded item, system or component listed above or in the report, you (client) should further contract with the appropriate professionals. This inspection and the inspection report DO NOT in any way constitute a/an 1)guarantee, 2)warranty of merchantability or 3)fitness for a particular purpose or 4) insurance policy. This inspection report does not necessarily quantify the severity of the problems reported as needing attention. Items noted in the report as a problem, in need of " replacement, immediate replacement or repair" should be considered as needing further attention inspection or repair. Any verbal discussion concerning any of these items should be considered as off the record and be aware that it does not form a part of the report. The Company and its inspector, may at it's discretion decide to exceed the standards of practice of the National Association of Home Inspectors, WITHOUT PREJUDICE if the inspector decides that it "may or could be" to clients benefit. Should the Company do so, client should not presume that the "exceeded standard" was applied to any area or item other than the area or item that the exceeded standard applied to at the time of the inspection. The use of any probe, meter or gauge exceeds the standards, client should draw no conclusion or presumption that this/ these probes, meters or gauges were used in any area or on any item other than where it is noted in the report. If probes, meters or gauges have been used, client understands that they were used only to help the inspector with his "limited visual non invasive" inspection. Client further understands and agrees that their use offers no further guarantee or higher level of inspection than a "limited visual non invasive inspection" would give. Client AGREES AND ACCEPTS NOT TO HOLD the Company liable for the use of, or any determination based on, results, readings or measurements of any probe, meter or gauge. IF YOU ARE CONCERNED about any portion of the inspection, the contract or its exclusions or limitations, please CONTACT YOUR ATTORNEY and/or the Company, for clarification BEFORE YOU USE THE CONTENT OF THIS REPORT. You (client) should understand and BE FULLY AWARE that you are bound by the terms and conditions of this contract and report with ALL its limitations if YOU USE or rely upon THE REPORT. BY USING THIS REPORT you are agreeing to accept and abide by the


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Limitations to This Inspection (Continued)conditions of the agreement (contract), and understand that the inspection is governed by those terms and conditions as well as the limitations as noted in this report, and the standards of practice of the National Association noted in the report. A copy of these standards is included with this inspection for your guidance. CLIENT IS ADVISED TO READ THE ATTACHED STANDARDS FULLY TO UNDERSTAND WHAT THE INSPECTION ENCOMAPSSED. This report is only for the use of client named on the contract, and whose name appears on the bottom of each page of this report. NO third party is to rely on, or make any decisions based on the contents of this report. Ownership of this report is NOT TRANSFERABLE. Anyone other than our client using this report understands and agrees that they are using this report at their own risk and further agree to release Buyer's Inspection Service from any and all liability for its contents and use. *Not attached standards comment relates to report as presented in the inspection report binder, the standards are also posted at the company's web site. PLEASE CHECK THE SUMMARY SHEETS OF THE EMAILED REPORT AGAINST THE PAGES IN THE BINDER, IN SOME CASES THE INSPECTOR MAY MODIFY OR INSERT ADDITIONAL COMMENTS.

Final CommentsVACANT PROPERTY. The inspection process is a relatively brief process, there may be defects that are not apparent (with limited use by the inspector). It is possible they will remain latent, until such time as the property is occupied and the systems are subjected to normal use, verses limited inspection use. Main drains are not inspected, client may want to consider having them checked for blockage or damage, particularly if the property is older or there are trees around the property. *


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Repair Summary

This summary is for the sole use of the client (named) when read in conjunction with the complete inspection report. This summary is NOT a substitute or record of all comments in the body of the report. The inspection is limited in scope by the previous section "Limitations to This Inspection" and the ASHI standards as well as conditions in the property. This is NOT a Warranty or Guarantee.

Kitchen

1. 1st Fl Kitchen - Dishwasher: Frigidaire >>> Detergent compartment not releasing soap 2. 1st Fl Kitchen - Refrigerator: Frigidaire >>> Door handle missing 3. 1st Fl Kitchen - Doors: Hollow Core >>> Lock not latching

Interior Areas

4. Entrance Area Interior - Electrical: Components >>> Junction box not secured to structure - in closet 5. Living/Dining Rm Interior - Electric: Outlets & Lighting Circuits >>> Light fixture missing (exposing live wires, shock possible) 6. Hall 2nd Fl Interior - Closet: (Utility)

Bathroom

7. Master Bathroom - Faucet: Standard Fixed Type >>> Faucet hot and cold positions reversed (requirement is hot/ left, cold/ right, Scalding possible)

8. Master Bathroom - Windows: Vinyl Frame >>> Safety glass not installed (required for windows located in the shower or less than 5' above bath tub in structures built/ remodeled after 1968)

9. 2nd Fl, Bathroom - Sink/Basin: Single Bowl >>> Drain plug not operational 10. 2nd Fl, Bathroom - Bath Surround: Tile >>> Joint around tub not sealed (caulk)

Bedroom

11. Master Bedroom - Electric: Outlet Circuit Only >>> Receptacle with a dimmer switch on circuit (not permitted on wall outlet that's readily accessible for general use, low voltage can damage equipment)

12. Front Corner Bedroom - Doors: Hollow Core >>> Surface damaged (hole)

13. Rear Right Bedroom - Electric: Outlets & Lighting Circuits >>> Light fixture inoperative (voltage appears present, bad/missing bulb?)

Laundry Room

14. 1st Fl Laundry Rm - Laundry Tub: PVC Basin >>> Draining very slowly

Attic

15. Main Attic - Access: Wood Pull Down Ladder >>> Not insulated (allowing unwanted heat transfer) 16. Main Attic - Insulation: Fiberglass Loose Fill(FAQ-Attic) >>> Compressed areas (looses/ reduces its insulating value), Pulled back

from area(s) (allows unwanted heat transfer, insulation is there)

Garage

17. Attached Garage - Door Opener: Chamberlain >>> Motion sensor safety installed too high (should be approx 6" from floor)

18. Attached Garage - House Door: Hollow Wood (Uninsulated) >>> Not insulated of solid type (required for garage/ house access), Opens out over a step down (safety issue)

Outbuilding

19. Lg Barn/ Outbuilding - Surface: Brick(FAQ-Exterior) >>> Cracks with little or no movement on front right corner (recommend sealing and monitoring, budget for possible future repairs)

20. Lg Barn/ Outbuilding - Outlets: 120 Volt >>> GFCI not installed (required)(safety type outlet with test buttons) 21. Lg Barn/ Outbuilding - Door Operation: Mechanized >>> Safety wire not installed through springs (prevents injury and damage

if springs break)


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Repair Summary (Continued)

Well

22. (Front Yard) Well - Pressure Results: Maintained Pressure >>> Pressure differential incorrect (less than 20lbs between pump on & off pressures), Recommend setting at 40/60 lbs which will give pressure not unlike city water

Plumbing

23. Water Softener: (Programming Functions Not Tested) >>> Backflow prevention not installed on backwash drain pipe at connection to main drain (Must have an air gap between end of pipe and main drain to prevent siphoning water from drain), Water soft (suggesting softener is operating)

24. (In Utility Rm) Water Heater - Operation: Operating(FAQ-Home Safety) >>> Incorrect tank size is inadequate for intended use. (30 gal is sized for one bathroom use)

25. (In Utility Rm) Water Heater - Pan Under Tank: None >>> Pan not installed under tank with a pipe to a floor drain(flood potential in case of a leak)

Electrical

26. (In Basement) Electric Panel - Manufacturer: Cutler-Hammer >>> Screws holding panel cover incorrect type (sharp tripped ends can penetrate live wires in panel (poses an electrocution/ fire safety concern)

Air Conditioning

27. (At Furnace) A/C - Condensate Removal: Piped to Drain >>> Pipe not secured to floor (may be dislodged from drain) 28. (At Furnace) A/C - Condensing Unit: (Exterior) Pad Mounted >>> Coil fins very dirty reducing

air flow and efficiency of unit, Dryer vent close to condenser unit (lint may be sucked into unit clogging fins and reducing efficiency)

29. (At Furnace) A/C - Electrical Disconnect: Removable Fused (In box) >>> Control wiring not in conduit

Exterior Envelope

30. This Units Exterior - Trim: Composite >>> Caulk joints failing in numerous areas

31. This Units Exterior - Windows: Vinyl Frame >>> Joints to brick not sealed with caulk (water penetration possible)

32. This Units Exterior - Screens: Vinyl Mesh >>> Not all windows have screens 33. This Units Exterior - Recepticles: 110/120 VAC >>> Moisture cover damaged (shock potential)

Roof

34. House Roof - Material: Dimensional Shingles >>> Worn areas in front (FAQ-Roof)


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Repair Summary (Continued)

35. House Roof - Flashing (to Structure): Aluminum >>> Kick out flashing not installed (at lowest point of flashing run to divert water into gutter or away from structure)

36. House Roof - Leader/Extension: Splash Block >>> Splash block(s) missing at rear (water pooling under downspout may affect foundation)

37. Center Chimney - Crown/Cap: Concrete >>> Cracked at joint to brick

Deck

38. Steps: Treated Lumber >>> Step heights are not consistent (all steps must be the same height on the riser)

Grounds & Grading

39. Front Steps: Concrete(FAQ-Sealants) >>> Settling causing step height to exceed 7.75" standard (trip hazard)


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Immediate Repair Summary

This summary is for the sole use of the client (named) when read in conjunction with the complete inspection report. This summary is NOT a substitute or record of all comments in the body of the report. The inspection is limited in scope by the previous section "Limitations to This Inspection" and the ASHI standards as well as conditions in the property. This is NOT a Warranty or Guarantee.

Kitchen

1. 1st Fl Kitchen - Sink: Double Bowl >>> Drain pipe has a flex connector in place of solid pipe

2. 1st Fl Kitchen - Electric: Outlets & Lighting Circuits >>> GFCI receptacle not tripping when tested manually & with tester (GFCI is safety type receptacle with test and reset buttons)

Interior Areas

3. Hall 2nd Fl Interior - Electrical: Components >>> Wire splice not in a junction box (live connections exposed) in cabinet

4. Hall 2nd Fl Interior - Smoke Detector: Ceiling Mount >>> Unit does not sound (does activate alarm in other units, Fire Safety issue)

Bathroom

5. Master Bathroom - Toilets: (Porcelain) >>> Cracked/ leaking

6. 2nd Fl, Bathroom - Bathtub: Whirlpool/ Jetted >>> Hot water does not get as hot as it should - gets very warm not hot, Jetted tub motor not accessible]Electrical equipment including pump are not accessible, no access found (Requirement is for electrical and plumbing components to be accessible for maintenance without disassembly of enclosure)

Bedroom

7. Rear Right Bedroom - Walls: Painted >>> Appearance of biological activity staining on exterior wall (possible damp, potential health issue)

Laundry Room

8. 1st Fl Laundry Rm - Dryer Vent Pipe: Rigid Metal

Basement

9. Utility Rm in Basement - Joists(Ceiling): Lumber >>> Cut/ notched with section removed for plumbing (weakening structure)


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Immediate Repair Summary (Continued)Immediate Repair Summary (Continued)

10. Utility Rm in Basement - Walls: Concrete >>> Water stains that are damp or appear active (FAQ-Basement)

Crawl Space

11. (Located under addition) Crawl - Joists: Engineered/OSB >>> Incorrectly braced without reinforcing - not to manufacturers specifications

12. (Located under addition) Crawl - Piers/Posts: Block >>> Improperly installed temporary pier for load support

13. (Located under addition) Crawl - Electrical: Components >>> Wire splice not in a junction box (live connections exposed)

Attic

14. Garage Attic - Roof Framing: Engineered Truss >>> Connector plates on web connections loose on fourth from left (possibility of truss failure due to reduced load carrying capacity)

15. Garage Attic - Insulation: Fiberglass Batts(FAQ-Attic) >>> Missing from above laundry and master bathroom (allows unwanted heat transfer)

Plumbing

16. Drain Pipes: Galvanized Pipe, PVC Pipe >>> Clean-out not sealed or capped in front yard (allowing sewer gas out, posing a health issue)

17. Plumbing Soil Vent: PVC >>> Capped off on roof (not opened after plumbing inspection at time of construction - will cause drainage problems until opened)


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Immediate Repair Summary (Continued)Immediate Repair Summary (Continued)

18. (In Utility Rm) Water Heater - Flue: Single Wall Pipe to B-Vent Pipe(Double Wall) >>> Clearance between double wall B-Vent type pipe and combustible materials is inadequate at roof decking/framing (requirement is 1" minimum clearance)

Electrical

19. Incoming Service: Mast >>> Insulation over power company splice at service point is missing or deteriorated exposing live connections (safety Issue)

20. (In Basement) Electric Panel - Circuit Breakers: (Switch Type) >>> Dual circuit breakers not connected to each other with a common trip (wiring could be energized when one circuit is switched off)

Fireplace

21. Living Rm Fireplace - Flue: Clay Tile Liner >>> Dry stacked (or appearance of) there is or may be no mortar in the joints between the clay liners

22. Living Rm Fireplace - Gas Line: Black Iron >>> Shut off valve not within 6 feet of appliance

Heating System

23. (In Utility Rm) Heating - Operation: Operating >>> Union on gas line is inside furnace cabinet (not permitted due to potential risk in case of gas leak)

24. (In Utility Rm) Heating - Flue: B-Vent Pipe(Double Wall) >>> Collar (thimble) not installed where pipe goes through the ceiling (keeps flue pipe away from combustible surfaces)

25. (In Utility Rm) Heating - Filter Type: Disposable >>> Incorrect cover for return with filter holder (filter is not easily accessible)

Exterior Envelope

26. This Units Exterior - Fascia: Wood 27. This Units Exterior - Trim: Composite(OSB) >>> Deterioration starting due to lack of upkeep in numerous areas on corner trim

pieces


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Exterior Envelope (Continued)

Roof

28. Center Chimney - Flashing: Aluminum >>> Counter flashing loose (Moisture issues possible)

Deck

29. Posts & Beams: Treated Lumber >>> Beams are inadequately fastened to the supporting posts using nails and not bolts as required (nails can pull free under load)(Safety Issue), Main beam posts not under joints in beam - failure possible

30. Railing: Treated Lumber >>> Spacing on pickets exceed 4" standard, Spacing between bottom rail and floor exceed 4" standard


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limitations to this inspection 20 exterior envelope 17 air

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