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Tennessee Professional Inspections, LLCProperty Inspection Report

Cover Page

Nashville Lane, Nashville, TN 32117Inspection prepared for: John Doe

Date of Inspection: 6/12/2013 Time: 12:00 Age of Home: 49 Size: 2142

Weather: Sunny, ground conditions wet

Inspector: Will JonesLicense #822

669B McPherson Dr, Nashville, TN 37221Phone: 615-564-0074

Email: [email protected]

Tennessee Professional Inspections, LLC Nashville Lane, Nashville, TN

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Interior AreasPage 5 Item: 3 Window Condition • Patio windows are not weather proof exterior windows, they

are intended to be used as storm windows. It is recommendedto replace the windows to prevent further damage to the patiostructure

Page 5 Item: 6 Ceiling Condition • There are hidden water stains in the dining room that havebeen identified with thermal imaging and have been testedwith a moisture meter to confirm that it is actively leaking

Page 7 Item: 11 Patio Doors • Door is difficult to operate, this presents a safety hazard inthe event of an emergency/fire. .

Page 8 Item: 16 Window-Wall AC orHeat

• The units airflow was not warm, recommend servicing theunit.

BedroomsPage 9 Item: 8 Closets • The closet door has fallen out of square and drags on the

floor. We recommend contacting a qualified contractor torealign the door.

Page 10 Item: 10 Electrical • Several sockets do not operate; have a licensed electricianfurther evaluate the system before closing

BathroomPage 12 Item: 2 Sinks • Slow drain at sink. Recommend clearing.Page 12 Item: 6 Plumbing • In the inspectors opinion the drain is near the end of its

useful life.Page 13 Item: 10 Showers • Non-functional, Have a licensed plumber further evaluateKitchenPage 16 Item: 12 Plumbing • Visible leaking noted under the sink. We recommend

contacting a licensed plumbing contractor for repair options.Page 16 Item: 13 Electrical • GFCI trip test failed. Have licensed electrician evaluate and

repair / replace as necessary.Page 17 Item: 14 GFCI • No GFCI protection present, suggest installing GFCI

protected receptacles for safety.LaundryPage 19 Item: 5 GFCI • The laundry receptacle should be GFCI protected type.Heat/AC1 Item: 1 AC Compress

Condition• Further evaluation by an HVAC contractor recommended.• The AC unit is considered to be under sized for the house

Page 21 Item: 4 Heater Condition • If the system has an emergency heat system installed itdoes not operate

GaragePage 26 Item: 19 Wash Basin • Drainage line needs to be permanently supported


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ElectricalPage 28 Item: 1 Electrical Panel • Double tapped breaker(s) inside panel box (more than one

electrical conductor attached). This is not standard practice,and may cause overheating or even an electrical fire.Recommend evaluation by an electrician. Double tapping andlugging can create hot spots on breakers and neutral barsbecause they are not tightened to the correct torque--especially if two different size conductors are used. Becausethe hot [black] and neutral [white]wires are both currentcarrying conductors, the chance is then greater for potentialhot spots. If the double tap or lug becomes loose, it begins toarc. As it arcs it builds up carbon. Carbon is then resistanceand with more carbon buildup the more difficult it is for theconductor to make contact, thus increasing the current. Theend result can be the breaker tripping because of the looseconnection [current exceeding the rating of the breaker], orsigns of overheating such as discolored wires, melted wires,etc, or even fire.

Roof0 Item: 2 Flashing • Recommend review by a licensed roofer for repair or

replacement as necessary.Page 31 Item: 3 Gutter • Extensions / Splash blocks missing or insufficient: Install to

divert water away from the foundation.AtticPage 32 Item: 2 Structure • Evidence of roof rafters bowing / cracking.

• Recommend review by a qualified professional for repair orreplacement, as necessary, prior to close.

Page 32 Item: 3 Ventilation • Recommend adding additional ventilation to avoid prematureaging of roof and help to maintain proper humidity andtemperature control.

Page 33 Item: 10 Exhaust Vent • Exhaust fan duct appears to terminate in attic. Have ductrouted to exterior to minimize moisture an possibledevelopment of mold.

Exterior AreasPage 34 Item: 3 Eaves & Facia • Loose trim cladding observed, suggest securing as

necessary.GroundsPage 36 Item: 6 Vegetation

Observations• Tree limbs within 10 feet of roof should be trimmed away toprovide air and sunlight to roof, while minimizing debris &dampness.

Page 37 Item: 8 Patio and PorchDeck

• Missing handrails and balusters.• Non-conforming steps, possible safety hazard.• Rails missing at exterior steps, and should be installed forsafety.

Page 37 Item: 9 Stairs & Handrail • There were no railings installed at the steps. Location: frontpatio, and front entry to sidewalk

Basement/CrawlspacePage 41 Item: 16 Stairs • Possible trip hazard. This is a safety concern. Suggest

repair/replacement as needed to ensure safety.• Stairs have inadequate headroom, this is a safety concern.


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We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.


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Inspection Details 1. Attendance

In Attendance: Client present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Vacant


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. Door BellGood Fair Poor N/A None

XObservations: Operated normally when tested.

2. DoorsGood Fair Poor N/A None

X

3. Window ConditionGood Fair Poor N/A None

XMaterials: Vinyl framed double hung window noted.Observations:• Patio windows are not weather proof exterior windows, they are intended tobe used as storm windows. It is recommended to replace the windows toprevent further damage to the patio structure

4. Smoke DetectorsGood Fair Poor N/A None

XObservations:• IMPROVE: Recommend installing one in each bedroom to bring up tomodern safety standards

5. Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.

6. Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.Observations:• There are hidden water stains in the dining room that have been identifiedwith thermal imaging and have been tested with a moisture meter to confirmthat it is actively leaking


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Water leak is caused by the improper flashing onthe roof

Water leak is active, moisture content was highenough to cause severe damage to the ceiling. It

is recommended to have a licensed contractorfurther evaluate

Moisture meter7. Stairs & HandrailGood Fair Poor N/A None

X

8. ElectricalGood Fair Poor N/A None

XObservations:• Have a qualified electrician repair items listed following a completeevaluation of the electrical system.


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9. FireplaceGood Fair Poor N/A None

XMaterials: Living RoomMaterials: Masonry fireplace noted.Observations:• Have a fireplace professional evaluate and repair any issues found beforeattempting to use fireplace with wood• It was observed that some of the mortar around the firebox was failing;have a qualified individual evaluate and repair to avoid possible safety issue.

10. Ceiling FansGood Fair Poor N/A None

X

11. Patio DoorsGood Fair Poor N/A None

XObservations:• Door is difficult to operate, this presents a safety hazard in the event of anemergency/fire. .

Patio door needs to be adjusted by a licensed contractor12. Screen DoorsGood Fair Poor N/A None

X

13. BarGood Fair Poor N/A None

X

14. CabinetsGood Fair Poor N/A None

X

15. ClosetsGood Fair Poor N/A None

X


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16. Window-Wall AC or HeatGood Fair Poor N/A None

XObservations:• The units airflow was not warm, recommend servicing the unit.

17. Security BarsGood Fair Poor N/A None

X


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Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. LocationsLocations: Master#1 • Hall • South




XMaterials: Vinyl framed double hung window noted.


XMaterials: There are drywall ceilings noted.

5. Floor ConditionGood Fair Poor N/A None

XFlooring Types: Carpet is noted.


X

7. Ceiling FansGood Fair Poor N/A None

X

8. ClosetsGood Fair Poor N/A None

XObservations:• The closet door has fallen out of square and drags on the floor. Werecommend contacting a qualified contractor to realign the door.


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Closet doors in the master do not shut9. DoorsGood Fair Poor N/A None

X


XObservations:• Smoke detectors missing in bedrooms. Installation recommended.• Missing outlet covers.• No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protectelectrical circuits in bedrooms. Building codes with which new homes must comply require the installation ofAFCI protection of all bedroom outlets. This type of protection is designed todetect electrical arcing, which is a potential fire hazard.Although AFCI protection was not required at the time the home wasoriginally constructed, as general knowledge of safe building practices hasimproved with the passage of time, building standards have changed toreflect current understanding. Consider updating the existing electrical toprovide AFCI protection.Arc-fault protection can be provided using either of two methods:1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have thiscapability built in.2. AFCI circuit breakers installed at the main electrical panel which providethis protection to all non-AFCI outlets on the circuit controlled by that AFCIbreaker.

• Several sockets do not operate; have a licensed electrician further evaluatethe system before closing


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No power to some of the bedroom sockets11. FireplaceGood Fair Poor N/A None

X

12. Window-Wall AC or HeatGood Fair Poor N/A None

X


X

14. Screen DoorsGood Fair Poor N/A None

X

15. Smoke DetectorsGood Fair Poor N/A None

XObservations:• The smoke detector(s) were not in the proper position.


X


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

1. LocationsLocations: Master Bathroom • Main Floor Hall Bathroom

2. SinksGood Fair Poor N/A None

XObservations:• Slow drain at sink. Recommend clearing.

The sinks drainage is slow have a licensedplumber further evaluate

The drainage lines below the sink need to bereplaced they are corroding and will eventually

leak3. CountersGood Fair Poor N/A None

X

4. MirrorsGood Fair Poor N/A None

X


X

6. PlumbingGood Fair Poor N/A None

XObservations:• In the inspectors opinion the drain is near the end of its useful life.


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7. ToiletsGood Fair Poor N/A None

X

8. Bath TubsGood Fair Poor N/A None

X

9. Shower WallsGood Fair Poor N/A None

X

10. ShowersGood Fair Poor N/A None

XObservations:• Non-functional, Have a licensed plumber further evaluate

Shower valve does not function properly11. EnclosureGood Fair Poor N/A None

X


X

13. GFCIGood Fair Poor N/A None

X

14. Exhaust FanGood Fair Poor N/A None

X


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XMaterials: Tile floors noted


X



19. HeatingGood Fair Poor N/A None

XObservations:• See HVAC page for more information about this section.


X


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

1. DishwasherGood Fair Poor N/A None

XObservations:• Operated.

2. MicrowaveGood Fair Poor N/A None

X

3. Cook top conditionGood Fair Poor N/A None

XObservations:• The burners did not operate properly when tested.

Cannot get the cooktop to come on4. Oven & RangeGood Fair Poor N/A None

X

5. Garbage DisposalGood Fair Poor N/A None

X

6. SinksGood Fair Poor N/A None

XObservations:• Drain line leaks under sink.


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Sink is leaking have a licensed plumber further evaluate the entire plumbing system on the house7. Drinking FountainGood Fair Poor N/A None

X

8. Spray WandGood Fair Poor N/A None

X

9. Hot Water DispenserGood Fair Poor N/A None

X

10. Soap DispenserGood Fair Poor N/A None

X

11. Trash CompactorGood Fair Poor N/A None

X


XObservations:• Visible leaking noted under the sink. We recommend contacting a licensedplumbing contractor for repair options.


XObservations:• GFCI trip test failed. Have licensed electrician evaluate and repair / replaceas necessary.


XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.


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No GFCI's present in the kitchen15. CountersGood Fair Poor N/A None

X


X








XMaterials: Ceramic tile is noted.

21. Vent ConditionGood Fair Poor N/A None

XMaterials: Exterior Vented


X


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X

24. Screen DoorsGood Fair Poor N/A None

X


X


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Laundry 1. Locations

Locations: Basement


X

3. Dryer VentGood Fair Poor N/A None

X


XObservations:• The receptacles near laundry machines should be GFCI.


XObservations:• The laundry receptacle should be GFCI protected type.


XMaterials: Cement blocksObservations:• Mold like stains are present under sink. We recommend having a moldsample taken and lab tested.


XMaterials: There are wood plank ceilings noted.


XMaterials: Bare concrete floors noted.


X


X


X

12. CountersGood Fair Poor N/A None

X


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13. Exhaust FanGood Fair Poor N/A None

X

14. Gas ValvesGood Fair Poor N/A None

XObservations:• Valve in off position.

15. Wash BasinGood Fair Poor N/A None

X


X


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

1. AC Compress ConditionGood Fair Poor N/A None

XCompressor Type: ElectricLocation: The compressor is located on the exterior grounds.Observations:• Appeared functional at the time of inspection.• The typical temperature differential split between supply and return air in anair conditioner of this type is 15 - 20 degrees F. This system responded andachieved an acceptable differential temperature of 17 degrees F.• Further evaluation by an HVAC contractor recommended.• The AC unit is considered to be under sized for the house

2. Refrigerant LinesGood Fair Poor N/A None

X

3. Gas ValvesGood Fair Poor N/A None

X

4. Heater ConditionGood Fair Poor N/A None

XMaterials: Heat pump noted.Observations:• Could not test heat pump operation due to exterior temperature.• Recommend heating-A/C contractor to evaluate.• If the system has an emergency heat system installed it does not operate

Auxiliary heat if installed does not function No auxiliary heat, have a licensed contractorfurther evaluate the system before closing


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Most of the information tag on the heat pump is not legible5. Heater BaseGood Fair Poor N/A None

X

6. EnclosureGood Fair Poor N/A None

X

7. VentingGood Fair Poor N/A None

X

8. Air SupplyGood Fair Poor N/A None

XObservations:• The return air supply system appears to be functional.

9. RegistersGood Fair Poor N/A None

X

10. FiltersGood Fair Poor N/A None

XLocation: Located in a filter grill in a hall area wall.Observations:• The furnace filter is dirty. Filters help clean the house air, making theenvironment more pleasant. Filters also clean the air before it passesthrough the blower and heat exchanger. This helps to keep these furnacecomponents working efficiently. It is recommended to change the filter andthen regular inspection & maintenance is advised.

11. ThermostatsGood Fair Poor N/A None

X


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Water Heater 1. BaseGood Fair Poor N/A None

X

2. Heater EnclosureGood Fair Poor N/A None

X

3. CombusionGood Fair Poor N/A None

X

4. VentingGood Fair Poor N/A None

X

5. Water Heater ConditionGood Fair Poor N/A None

XHeater Type: ElectricLocation: The heater is located in the garage.Observations:• Tank appears to be in satisfactory condition -- no concerns.

6. TPRVGood Fair Poor N/A None

X

7. Number Of GallonsGood Fair Poor N/A None

XObservations:• 50 gallons

8. Gas ValveGood Fair Poor N/A None

X


XMaterials: Copper

10. Overflow ConditionGood Fair Poor N/A None

XMaterials: None

11. StrappingGood Fair Poor N/A None

X X


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Garage 1. Garage Door ConditionGood Fair Poor N/A None

X

Garage door binds on the roof2. Garage Door PartsGood Fair Poor N/A None

X

3. Garage Opener StatusGood Fair Poor N/A None

X

4. Garage Door's Reverse StatusGood Fair Poor N/A None

X

5. Exterior DoorGood Fair Poor N/A None

X


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Storm door binds on the driveway6. Fire DoorGood Fair Poor N/A None

X

7. Roof ConditionGood Fair Poor N/A None

XMaterials: Roofing is the same as main structure.

8. WallsGood Fair Poor N/A None

X

9. Anchor BoltsGood Fair Poor N/A None

XObservations:• The anchor bolts were not visible.


XMaterials: Bare concrete floors noted.

11. Rafters & CeilingGood Fair Poor N/A None

XObservations:• Referred to the attic section it is the same roof as the house


XObservations:• GFCI's need to be installed in the garage


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GFCI's need to be installed in the garage, the junction box with 4 sockets tripped but we could notfind the switch to reset it; have a licensed contractor further evaluate


XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.

14. 240 VoltGood Fair Poor N/A None

XObservations:• The 240 volt outlets tested functional.

15. VentilationGood Fair Poor N/A None

X

16. Vent ScreensGood Fair Poor N/A None

X


X

18. CountersGood Fair Poor N/A None

X

19. Wash BasinGood Fair Poor N/A None

XObservations:• Stains from presumed past leaks noted.• Drainage line needs to be permanently supported


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A permanent support is needed here


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Electrical 1. Electrical PanelGood Fair Poor N/A None

XLocation: Panel box located in basement.Observations:• We recommend contacting a licensed electrician to evaluate and repair theissues.• Double tapped breaker(s) inside panel box (more than one electricalconductor attached). This is not standard practice, and may causeoverheating or even an electrical fire. Recommend evaluation by anelectrician. Double tapping and lugging can create hot spots on breakersand neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black]and neutral [white]wires are both current carrying conductors, the chance isthen greater for potential hot spots. If the double tap or lug becomes loose, itbegins to arc. As it arcs it builds up carbon. Carbon is then resistance andwith more carbon buildup the more difficult it is for the conductor to makecontact, thus increasing the current. The end result can be the breakertripping because of the loose connection [current exceeding the rating of thebreaker], or signs of overheating such as discolored wires, melted wires, etc,or even fire.

Double tapping needs to be repaired by a licensed electrician2. Main Amp BreakerGood Fair Poor N/A None

XObservations:• 200 amp

3. Breakers in off positionGood Fair Poor N/A None

X

4. Cable FeedsGood Fair Poor N/A None

X


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5. BreakersGood Fair Poor N/A None

X

6. FusesGood Fair Poor N/A None

X


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Roof 1. Roof ConditionGood Fair Poor N/A None

XMaterials: Asphalt shingles noted.Observations:• Clean roof areas: Significant amounts of organic debris evident.• Ridge cap: Has been replaced

It appears the ridge cap been replaced since theoriginal roof was installed

Some of the roof decking above the porch is soft

2. FlashingGood Fair Poor N/A None

XObservations:• Recommend review by a licensed roofer for repair or replacement asnecessary.

Flashing has been installed improperly or not installed at all have a licensed roofing contractor furtherevaluate the flashing before closing

3. GutterGood Fair Poor N/A None

XObservations:• Extensions / Splash blocks missing or insufficient: Install to divert wateraway from the foundation.


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Gutters need to be extended away from thefoundation to divert water

All seems must be sealed in gutters. Recommendcleaning the gutters

4. ChimneyGood Fair Poor N/A None

5. Spark ArrestorGood Fair Poor N/A None

6. Sky LightsGood Fair Poor N/A None

7. Vent CapsGood Fair Poor N/A None


Page 32 of 42

Attic 1. AccessGood Fair Poor N/A None

XObservations:• Scuttle Hole located in: basement stairwell• Entering attics that are heavily insulated can cause damage to theinsulation and attic framing. Attics with deep insulation cannot be safelyinspected due to limited visibility of the framing members upon which theinspector must walk. In such cases,the attic is only partially accessed,thereby limiting the review of the attic area from the hatch area only.

2. StructureGood Fair Poor N/A None

XObservations:• Evidence of roof rafters bowing / cracking.• Recommend review by a qualified professional for repair or replacement, asnecessary, prior to close.

There is a cracked rafter in the attic just above the attic hatch. It is recommended to have a licensedcontractor further evaluate the attic rafters for repair. Also the ventilation fan for the bathroom needs

to terminate outside of the house. It can cause a build up of condensation in the attic which willdeteriorate the structure

3. VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.• Turbine Vents noted.• Recommend adding additional ventilation to avoid premature aging of roofand help to maintain proper humidity and temperature control.


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Attics with high humidity and improperly operating ventilation often have rusted nails, recommendterminating all exhaust vents to the exterior of the home, and increasing the ventilation

4. Vent ScreensGood Fair Poor N/A None

X

5. Duct WorkGood Fair Poor N/A None

X


X

7. Attic PlumbingGood Fair Poor N/A None

X

8. Insulation ConditionGood Fair Poor N/A None

XMaterials: Loose fill insulation noted.Depth: Insulation averages about 10-12 inches in depthObservations:• Insulation appears adequate.

9. ChimneyGood Fair Poor N/A None

XObservations:• Chimney was not visible from our vantage point in the attic

10. Exhaust VentGood Fair Poor N/A None

XObservations:• Exhaust fan duct appears to terminate in attic. Have duct routed to exteriorto minimize moisture an possible development of mold.


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Exterior Areas 1. Siding ConditionGood Fair Poor N/A None

XMaterials: Brick veneer noted.Observations:• Caulk and seal all gaps, cracks and openings.

2. Exterior PaintGood Fair Poor N/A None

X

3. Eaves & FaciaGood Fair Poor N/A None

XObservations:• Loose trim cladding observed, suggest securing as necessary.

Some of the fascia aluminum cladding is installed properly and is allowing water to enter4. Window ConditionGood Fair Poor N/A None

XObservations:• Components appeared in satisfactory condition at time of inspection.


XObservations:• Appeared in functional and in satisfactory condition, at time of inspection.

6. StuccoGood Fair Poor N/A None

X


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Grounds 1. Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: Asphalt driveway noted. • Concrete sidewalk noted.Observations:• Driveway in good shape for age and wear. The grade of the driveway is aconcern in some areas next to the garage area• Improperly sloped towards foundation.• Moderate cracks in sidewalk. Repair and / or monitor for expansion anddevelopment of trip hazards.

During heavy rain the grade will possibly permitsome water to enter the basement in some areas.

Some of the walkways are graded toward thehouse, repair as necessary

2. BalconyGood Fair Poor N/A None

X

3. Patio EnclosureGood Fair Poor N/A None

XObservations:• Appears in satisfactory and functional condition with normal wear for itsage. Appears to be sound structure.


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The rear patio step needs to be supported further or it will settle mud-jacking is recommended4. Patio and Porch ConditionGood Fair Poor N/A None

XMaterials: The patio/porch roof is the same as main structure.

5. GradingGood Fair Poor N/A None

XObservations:• Lot grading and drainage have a significant impact on the building, simplybecause of the direct and indirect damage that moisture can have on thefoundation. It is very important, therefore, that surface runoff water beadequately diverted away from the home. Lot grading should slope away andfall a minimum of one (1) inch every foot for a distance of six (6) feet aroundthe perimeter of the building.• The exterior drainage is generally away from foundation.

6. Vegetation ObservationsGood Fair Poor N/A None

XObservations:• Tree limbs within 10 feet of roof should be trimmed away to provide air andsunlight to roof, while minimizing debris & dampness.

Trees need to be trimmed back at least 10 feet from structure


Page 37 of 42

7. Gate ConditionGood Fair Poor N/A None

XMaterials: WoodObservations:• Gate is sagging.

8. Patio and Porch DeckGood Fair Poor N/A None

XObservations:• Appears in satisfactory and functional condition with normal wear for itsage.• Missing handrails and balusters.• Non-conforming steps, possible safety hazard.• Rails missing at exterior steps, and should be installed for safety.

9. Stairs & HandrailGood Fair Poor N/A None

X XObservations:• There were no railings installed at the steps. Location: front patio, and frontentry to sidewalk

Railings and balusters needed at the front porchstairs and patio

Rails are recommended, this is a safety concern

10. Grounds ElectricalGood Fair Poor N/A None

X


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Some of the exterior lights are not installed There is no outlet at the front patio porch11. GFCIGood Fair Poor N/A None

X

12. Main Gas Valve ConditionGood Fair Poor N/A None

XMaterials: Gas valve located on LP tank


XObservations:• Sewer line—Due to the age of this home I recommend a sewer lineinspection. This separate inspection will show the condition of the buriedsewer line from the home to the city main. Items such as tree roots, brokendrain pipes, and other obstructions will be revealed. A qualified plumber witha sewer camera sewer rodding machine can inspect.

14. Water PressureGood Fair Poor N/A None

XObservations:• 60


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15. Pressure RegulatorGood Fair Poor N/A None

X

16. Exterior Faucet ConditionGood Fair Poor N/A None

X

Anti-siphon valves are recommended at all exterior hose bibs17. Fence ConditionGood Fair Poor N/A None

XMaterials: Wood • ConcreteObservations:• Wood deterioration observed. Suggest repairs/replacement as needed.

The fence is deteriorating in some areas18. SprinklersGood Fair Poor N/A None

X


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Basement/Crawlspace 1. WallsGood Fair Poor N/A None

XMaterials: Combination Basement and CrawlspaceObservations:• No deficiencies were observed at the visible portions of the structuralcomponents of the home.• Although there are no signs of water penetration we caution you to considerany basement as wet until experience proves it dry.• Mold-like bio growth observed. Professional testing & evaluation advised.

2. DrainageGood Fair Poor N/A None

X

3. Sump PumpGood Fair Poor N/A None

X

4. Slab FloorGood Fair Poor N/A None

X

5. Finished FloorGood Fair Poor N/A None

X

6. FramingGood Fair Poor N/A None

X

7. SubfloorGood Fair Poor N/A None Observations:

• Limited visibility due to insulation


Page 41 of 42

8. ColumnsGood Fair Poor N/A None

XObservations:• No deficiencies were observed at the visible portions of the structuralcomponents of the home.

9. PiersGood Fair Poor N/A None

X

10. Basement/Crawlspace DuctworkGood Fair Poor N/A None

XObservations:• Recommend sealing all gaps, cracks and holes in the HVAC duct systemfor increased efficiency and lower energy bills.

11. InsulationGood Fair Poor N/A None

X

12. WindowsGood Fair Poor N/A None

X

13. Plumbing MaterialsGood Fair Poor N/A None

XMaterials: Cast iron drain lines have a life expectancy of 30-50 years.Recommend budgeting for replacement in the near future at areas whererust cysts are visible, BEFORE leaks occur. • Corrosion/cysts were noted asone or more locations of the metal drain lines. Repairs recommended to beperformed by a Qualified Plumber.

Observations:• Cast Iron

14. Basement ElectricGood Fair Poor N/A None

XObservations:• Referred to the basement section


X

16. StairsGood Fair Poor N/A None

XObservations:• Possible trip hazard. This is a safety concern. Suggest repair/replacementas needed to ensure safety.• Stairs have inadequate headroom, this is a safety concern.


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Low ceiling height on stairs this is a safetyconcern

The top nosing on the basement stairs is splittingand is a safety concern

17. RailingsGood Fair Poor N/A None

X

18. AccessGood Fair Poor N/A None

X

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