TH Home Inspections llc

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Tamsyn Sparks
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1 Cover Page TH Home Inspections llc Property Inspection Report Inspection prepared for: Joe Sample Date of Inspection: 8/21/2015 Time: 11:00 Age of Home: 2008 Size: 2978 Inspector: Timm Herrod License # NACHI Parker, CO Phone: timmherrod@thcpi.com

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 6 Item: 3 Vegetation Observations Vole damage in grass left of driveway. Voles can do a lot of damage to the yard. Should have this checked from a professional animal control person. Exterior Areas Page 10 Item: 4 Siding Condition The flashing pieces were loose or gapped above the brick veneer adjacent to the garage doors. Refer to the photographs for further clarification. This condition may lead to water intrusion in these areas. This finding should be reviewed and corrected by a qualified, licensed contractor Garage Page 18 Item: 11 Fire Door Fire door has a stopper - should be removed to prevent door from staying open. The automatic closure device does not close the door properly. This could allow a fire to enter the home. Recommend adjusting or replacing the hinges to allow for proper closure of the door. At the conventional door between the garage and the living space, the doorknob latch bolt did not align with the hole in the strike plate and did not hold the door closed. The Inspector recommends correction by a qualified contractor. Electrical Page 28 Item: 1 Electrical Panel Open breaker panel slot was observed at the main panel box cover. This finding exposes the buss bar and presents an electrocution hazard. Corrections are advised Heat/AC Page 32 Item: 5 AC Compress Condition Page 34 Item: 10 Electrical The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. These systems responded low with a differential temperatures of 8 and 10 degrees F. The unit should be checked from a certified HVAC contractor to inspect. Air conditioner safety shut-off faulty. A dead front panel was missing and wires are exposed. Caution is advised. Corrections by a qualified contractor is advised. Page 1 of 60

3 We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available 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 inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 2 of 60

4 1. Attendance In Attendance: Client present Inspection Details 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished Page 3 of 60

Driveway in good shape for age and wear. No deficiencies noted. No major system safety or function concerns noted at time of inspection.

5 1. Driveway and Walkway Condition Grounds Materials: Concrete driveway noted. Concrete sidewalk noted. Concrete walkway noted. Concrete porch noted Concrete step(s) noted Wood patio handrail noted Block / Brick patio noted Concrete patio noted. Driveway in good shape for age and wear. No deficiencies noted. No major system safety or function concerns noted at time of inspection. There are minor predictable and common cracks in the asphalt. Monitor these areas for further movement or expansion and repair/seal as needed. Side walkway view East side view Front porch view Rear patio view Page 4 of 60

2. Grading No major system safety or function concerns noted at time of inspection. The exterior drainage is generally away from foundation.

Expansive soils are soils which increase to many times their original volume in response to increases in soil moisture content, creating forces which can easily damage home structural components such

No damage was visible at the time of the inspection which in the Inspector's experience could be directly attributed to expansive soils.

6 2. Grading No major system safety or function concerns noted at time of inspection. The exterior drainage is generally away from foundation. The home was located in an area known to have expansive soil. Expansive soils are soils which increase to many times their original volume in response to increases in soil moisture content, creating forces which can easily damage home structural components such as foundations, floor slabs, flatwork and interior and exterior wall coverings. No damage was visible at the time of the inspection which in the Inspector's experience could be directly attributed to expansive soils. Future damage may be a possibility unless home construction has included a structural design which will accommodate soil movement. Identifying a particular foundation design or determining the likelihood of future problems relating to this condition exceed the scope of the General Home Inspection and would require the services of a qualified structural engineer or geotechnical (soils) engineer. 3. Vegetation Observations Sump Pump Draining off property No major system safety or functional concerns noted at time of inspection. Vole damage in grass left of driveway. Voles can do a lot of damage to the yard. Should have this checked from a professional animal control person. Page 5 of 60

4. Gate Condition Vole damage Materials: Wood Gate appeared functional at the time of the inspection 5. Fence Condition Materials: Wood Not Visible 6. Grounds Electrical 7.

7 4. Gate Condition Vole damage Materials: Wood Gate appeared functional at the time of the inspection 5. Fence Condition Materials: Wood Not Visible 6. Grounds Electrical 7. GFCI 8. Main Gas Valve Condition Materials: West side. Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. Page 6 of 60

Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. 9.

11. Sprinklers Home is equipped with an underground sprinkler system.

Sprinkler systems are beyond the scope of a Home Inspection, due to most of its parts/piping not visible for inspection.

8 Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. 9. Plumbing Materials: Copper piping noted. 10. Exterior Faucet Condition Location: North side of house. East side of house. Appears Functional. 11. Sprinklers Home is equipped with an underground sprinkler system. The inspector recommends client consult with home owner for operation instructions and proper winterizing information. Sprinkler systems are beyond the scope of a Home Inspection, due to most of its parts/piping not visible for inspection. The sprinkler system operates with a control panel located in the garage. Zone 3 has one sprinkler head not working. The sprinkler system operates with a control panel located in the garage. Several zone valves appear to be working. Zone 3 has one sprinkler not working. Page 7 of 60

9 Home is equipped with an underground sprinkler system. The inspector recommends client consult with home owner for operation instructions and proper winterizing information. Sprinkler systems are beyond the scope of a Home Inspection, due to most of its parts/piping not visible for inspection. Page 8 of 60

1. Appurtenance Issues Exterior Areas The front porch cover and rear patio cover appeared to be of original

The covered rear patio appeared to be in good condition with no adverse conditions noted The covered rear patio

Doors The covered front porch appeared to be in good condition with no adverse conditions noted.

Storm door installed at the front entrance door was functional.

10 1. Appurtenance Issues Exterior Areas The front porch cover and rear patio cover appeared to be of original construction. The covered front porch appeared to be in good condition with no adverse conditions noted. The covered rear patio appeared to be in good condition with no adverse conditions noted The covered rear patio appeared to be in good condition with no adverse conditions noted 2. Doors The covered front porch appeared to be in good condition with no adverse conditions noted. Appeared in functional and in satisfactory condition, at time of inspection. Storm door installed at the front entrance door was functional. Storm door installed at the front entrance door was functional. 3. Window Condition Components appeared in satisfactory condition at time of inspection. No major system safety or function concerns noted at time of inspection. Appeared in functional and in satisfactory condition, at time of inspection. Page 9 of 60

The flashing pieces were loose or gapped above the brick veneer adjacent to the garage doors.

11 4. Siding Condition Materials: Composition wood siding, wood frame construction, concrete / block foundation Brick veneer noted. Painted wood trim noted. No major system safety or function concerns noted at time of inspection. The flashing pieces were loose or gapped above the brick veneer adjacent to the garage doors. Refer to the photographs for further clarification. This condition may lead to water intrusion in these areas. This finding should be reviewed and corrected by a qualified, licensed contractor Front side Back side Page 10 of 60

5. Eaves & Facia Right side Enclosed soffit areas noted No soffit deficiencies were noted at the time of

Exterior Paint The exterior paint appeared to be in relatively good condition 7.

Electrical Exterior outlets were observed with operating GFCI protection.

12 5. Eaves & Facia Right side Enclosed soffit areas noted No soffit deficiencies were noted at the time of the inspection Left side No soffit deficiencies were noted at the time of the inspection 6. Exterior Paint The exterior paint appeared to be in relatively good condition 7. Stucco No soffit deficiencies were noted at the time of the inspection 8. Electrical Exterior outlets were observed with operating GFCI protection. The front porch and rear patio outlets reset in the garage. The service outlet in a air conditioner shut off box reset on location Exterior light bulb appear to be working at time of inspections Page 11 of 60

13 Exterior outlets were observed with operating GFCI protection Radon fan and Switch Exterior outlets were observed with operating GFCI protection. The front porch and rear patio outlets reset in the garage Exterior outlets were observed with operating GFCI protection. The front porch and rear patio outlets reset in the garage Page 12 of 60

14 Exterior outlets were observed with operating GFCI protection. The front porch and rear patio outlets reset in the garage. The service outlet in a air conditioner shut off box reset on location Page 13 of 60

15 1. Roof Condition Roof Materials: Visually accessible from ground. The roof was viewed from ground, at the eaves and from upper level windows. Not mounted due to steep pitch and/or height Hip roof noted Materials: Concrete tiles noted. No major system safety or function concerns noted at time of inspection. Roof was covered with concrete tile. Roof tile must be installed according to the manufacturer s recommendations, which often vary from one manufacturer to another, and also between different types of tile produced by different manufacturers. Because of the many different installation requirements for the different types of tile, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. Although I will inspect the roof to the best of my ability, I disclaim responsibility for confirming proper installation of tile and other roofing components including, but not limited to, underlayment, flashing and fasteners. Confirming by visual inspection any claims of roof tile compliance with any standards lies beyond the scope of the General Home Inspection. The concrete tile roof-covering material appeared to be in serviceable condition at the time of the inspection. The photographs shown are examples. The concrete tile roof-covering material appeared to be in serviceable condition at the time of the inspection. The photographs shown are examples. 2. Flashing Metal flashing noted. Mineral or tar flashing noted. The concrete tile roof-covering material appeared to be in serviceable condition at the time of the inspection. The photographs shown are examples. 3. Chimney Metal chimney noted. 4. Sky Lights No skylights observed Page 14 of 60

16 5. Vent Caps No deficiencies noted at the time of the inspection at the plumbing and roof vents. Metal gutters noted Some downspouts at the home were connected to buried drains at the time of the inspection. Any blockage in the drain pipes may cause roof drainage to be diverted to soil around and beneath the home foundation. Excessive moisture near the foundation can result in structural failure due to foundation movement or moisture intrusion with the potential to cause structural damage from decay. The client is advised to be diligent in keeping the roof and gutters free of debris to avoid creating blockages in the buried drain pipe. 6. Gutter No major system safety or function concerns noted at time of inspection. Page 15 of 60

1. Garage Details Garage Materials: The home had a three-car attached garage. 2. Roof Condition Materials: Roofing is the same as main structure. 3. Walls Appeared satisfactory, at time of inspection.

17 1. Garage Details Garage Materials: The home had a three-car attached garage. 2. Roof Condition Materials: Roofing is the same as main structure. 3. Walls Appeared satisfactory, at time of inspection. 4. Anchor Bolts The anchor bolts were not visible. 5. Floor Condition Materials: Bare concrete floors noted Wood garage steps noted Wood garage hand rails noted Access impaired. Some portions of the garage floor were blocked with personal belongings and were not visually inspected. The photographs depicted are only representative photographs of this condition. No garage step deficiencies were noted at the time of the inspection. 6. Rafters & Ceiling Engineered wood roof truss framing noted. OSB sheathing noted. The fire ceilings that separate the garage from the living space appeared satisfactory at the time of the inspection. The garage attic area was accessed by a hatch in the ceiling. This component was in satisfactory condition. Fire and smoke separation walls were noted with no adverse conditions. No deficiencies were observed at the visible portions of the roof structure. The accessible roof sheathing appeared to be in good condition. The garage attic area was accessed by a hatch in the ceiling. This component was in satisfactory condition. Page 16 of 60

7. Electrical 8. GFCI GFCI in place and operational Reset for the GFCI is in the 3/4 bathroom. 9.

18 7. Electrical 8. GFCI GFCI in place and operational Reset for the GFCI is in the 3/4 bathroom Volt The 240 volt outlet observed but not tested 10. Exterior Door No external Door noted. The 240 volt outlet observed but not tested Page 17 of 60

11. Fire Door Fire door has a stopper - should be removed to prevent door from staying open. The automatic closure device does not close the door properly. This could allow a fire to enter the home.

At the conventional door between the garage and the living space, the doorknob latch bolt did not align with the hole in the strike plate and did not hold the door closed.

19 11. Fire Door Fire door has a stopper - should be removed to prevent door from staying open. The automatic closure device does not close the door properly. This could allow a fire to enter the home. Recommend adjusting or replacing the hinges to allow for proper closure of the door. At the conventional door between the garage and the living space, the doorknob latch bolt did not align with the hole in the strike plate and did not hold the door closed. The Inspector recommends correction by a qualified contractor. has a door stopper - should be removed 12. Garage Door Condition Materials: Wood and / or wood composition sectional doors noted. No deficiencies observed. 13. Garage Door Parts The garage door appeared functional during the inspection. The automatic closure device does not close the door properly. This could allow a fire to enter the home. Recommend adjusting or replacing the hinges to allow for proper closure of the door. Page 18 of 60

The garage door opener was functional, safety features are built in No single bay

20 14. Garage Opener Status Chain drive opener noted. he garage door opener manufacturer was Chamberlain. The garage door opener was functional, safety features are built in No single bay garage door opener was installed at the time of the inspection. 15. Garage Door's Reverse Status Eye beam system present and operating. Page 19 of 60

21 1. Slab Foundation Poured concrete foundation walls noted Foundation 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3. Anchor Bolts The anchor bolts were not visible. Page 20 of 60

Crawlspace access through a scuttle hole in the basement Interior crawlspace access was in serviceable condition but no door was installed.

22 1. Basement/Crawlspace Basement/Crawlspace Combination Basement and Crawlspace Basement was not finished. No deficiencies were observed at the visible portions of the structural components of the home. 2. Access Exterior hatch door. Crawlspace access through a scuttle hole in the basement Interior crawlspace access was in serviceable condition but no door was installed. Installation of this component is advised. Interior crawlspace access was in serviceable condition but no door was installed. Installation of this component is advised. 3. Stairs No basement stairway deficiencies were noted at the time of the inspection. No basement stairway deficiencies were noted at the time of the inspection. Page 21 of 60

23 4. Railings 5. Crawlspace Floor Condition The crawlspace floor was dirt. The floor of the crawlspace was covered with a plastic soil cover which consisted of sheet plastic spread across the floor of a crawlspace. Soil covers are installed to help minimize moisture evaporation into crawlspace air from the soil. Edges at overlaps and the crawlspace perimeter were not sealed. Much of the crawlspace floor was blocked with personal belongings and was not accessible 6. Basement Floor Condition Open seams observed. Poured concrete floor noted. Common crack was noted near the main waste cleanout. Recommend consultation with qualified contractor should condition worsen or water intrusion occur. 7. Framing Engineered truss floor framing visible in the basement and crawlspace rested on top of and was supported by steel girders which rested in pockets in poured concrete foundation walls. The floor joists rested on the top of the poured concrete foundation walls along the perimeter. Steel I-beam girders were observed with no adverse conditions noted. Engineered truss floor joists were noted with no adverse conditions observed. The photographs shown are examples. No deficiencies were noted at accessible framing components of the crawlspace/basement wall. The visible stairway framing was verified with floating wall construction. Steel I-beam girders were observed with no adverse conditions noted. 8. Subfloor OSB subfloor noted. No deficiencies were noted at the visible portions of the subfloor. The visible stairway framing was verified with floating wall construction. Page 22 of 60

24 9. Walls No deficiencies were noted at the visible portions of the subfloor. Materials: Poured concrete basement walls noted The poured concrete foundation walls were hidden behind perimeter insulation in the basement and crawlspace. The photographs depicted are only representative photographs of this condition. 10. Moisture Issues No visible signs of moisture intrusion were observed. 11. Windows Materials: Vinyl framed sliding window noted. Vinyl framed fixed window noted. All accessible windows were operated with no adverse conditions observed at the time of inspection. The photograph shown is an example. Proper window well emergency egress ladder was installed. Suggest window wells be cleared of organic debris and checked for a proper rock or gravel base to insure proper drainage. Page 23 of 60

25 Proper window well emergency egress ladder was installed. 12. Plumbing Materials Materials: **WASTE** **SUPPLY** ABS Copper Pex All accessible windows were operated with no adverse conditions observed at the time of inspection. The photograph shown is an example. Copper Page 24 of 60

Drainage Installed GFCI outlet is the CFGI reset for first

26 13. Basement Electric ABS 14. GFCI Installed GFCI outlet responded to test. Installed GFCI outlet is the GFCI reset for first floor 3/4 bathroom 15. Drainage Installed GFCI outlet is the CFGI reset for first floor 3/4 bathroom The home has an interior drainage system. It is advised to obtain documentation and warranty information from current owner. Page 25 of 60

The home has an interior drainage system. It is advised to obtain documentation and warranty information from current owner. 16. Sump Pump A sump pump was installed in the basement.

The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard, testing should be performed using a tool which will not conduct electricity.

27 The home has an interior drainage system. It is advised to obtain documentation and warranty information from current owner. 16. Sump Pump A sump pump was installed in the basement. Sump pumps should be tested on an annual basis to ensure that they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard, testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance. A sump pump was installed in the basement. Sump pumps should be tested on an annual basis to ensure that they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard, testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance. 17. Columns 18. Piers Metal screw jack supports were noted with no adverse conditions observed. Page 26 of 60

28 Metal screw jack supports were noted with no adverse conditions observed. 19. Basement/Crawlspace Ductwork Page 27 of 60

1. Electrical Panel Electrical Location: Left side of the structure.

No major system safety or function concerns noted at time of inspection

Open breaker panel slot was observed at the main panel box cover.

Corrections are advised The property electrical meter was located on

29 1. Electrical Panel Electrical Location: Left side of the structure. Location: Located in the garage. No major system safety or function concerns noted at time of inspection at main panel box. Open breaker panel slot was observed at the main panel box cover. This finding exposes the buss bar and presents an electrocution hazard. Corrections are advised The property electrical meter was located on the left side of the structure. No adverse conditions were observed No major system safety or function concerns noted at time of inspection at main panel box. Page 28 of 60

Corrections are advised 2. Main Amp Breaker 200 amp The main amp breaker appeared functional.

30 Open breaker panel slot was observed at the main panel box cover. This finding exposes the buss bar and presents an electrocution hazard. Corrections are advised 2. Main Amp Breaker 200 amp The main amp breaker appeared functional. Subpanel located in garage 3. Breakers in off position amp 4. Cable Feeds There is an underground service lateral noted. Page 29 of 60

5. Breakers Materials: Copper non-metallic sheathed cable noted Aluminum non-metallic sheathed cable All of the circuit breakers appeared serviceable. GFCI breaker noted.

31 5. Breakers Materials: Copper non-metallic sheathed cable noted Aluminum non-metallic sheathed cable All of the circuit breakers appeared serviceable. GFCI breaker noted. All AFCI breakers were tested and responded with no adverse conditions noted. 6. Fuses All AFCI breakers were tested and responded with no adverse conditions noted. Page 30 of 60

Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure.

The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood.

32 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered 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. Heater Condition Materials: The furnace is located in the attic The furnace is located in the basement The units had split systems The furnace manufacturer was Goodman The furnace ages appeared to be approximately 8 years. Materials: Gas fired forced hot air. Relatively new high efficiency furnaces were in place. Heating systems were in good condition and were operating properly. Relatively new high efficiency furnaces were in place. Heating systems were in good condition and were operating properly. 2. Venting Plastic - PVC vent noted. No venting deficiencies were noted at the time of the inspection. 3. Gas Valves Gas shut off valves were present and functional. 4. Refrigerant Lines No defects found. Relatively new high efficiency furnaces were in place. Heating systems were in good condition and were operating properly. Page 31 of 60

5. AC Compress Condition Compressor Type: Electric Location: The air conditioning systems were split systems in which the cabinet housing the compressor, cooling fan and condensing coils was located

33 5. AC Compress Condition Compressor Type: Electric Location: The air conditioning systems were split systems in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace. Condensation lines appeared to be functional. An electronic condensation control was installed at the attic air handler unit. The air conditioner compressor units appeared to be in good condition and were functional at the time of inspection. The air conditioner ages appeared to be approximately 8 years. The air-conditioner brand was Trane. Appeared functional at the time of inspection. Annual HVAC service contract is recommended. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. These systems responded low with a differential temperatures of 8 and 10 degrees F. The unit should be checked from a certified HVAC contractor to inspect. Appeared functional at the time of inspection. 6. Air Supply The return air supply system appears to be functional. The air-conditioner brand was Trane. 7. Registers The return air supply system appears to be functional. Floor mounted registers were noted. Ceiling mounted registers were noted. Page 32 of 60

8. Filters missing dead panel Location: Located inside a filter grill in mud room Located in a filter grill in an interior area wall of family room Located in a filter grill in a ceiling hall area

MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required.

34 8. Filters missing dead panel Location: Located inside a filter grill in mud room Located in a filter grill in an interior area wall of family room Located in a filter grill in a ceiling hall area 2nd floor. Located in a filter grill in a bedroom ceiling by closet Located in a filter grill in an interior area ceiling. Furnace filter dirty. Needs replacement. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. 9. Thermostats Location(s): Zone#1: Main level/dining room -- Zone#2: Master bedroom Digital - programmable type. Functional at the time of inspection. Functional at the time of inspection. Page 33 of 60

10. Electrical The breaker sizes servicing the air conditioner condenser / compressor units were verified to be sized correctly. Refer to photographs for further clarification.

35 10. Electrical The breaker sizes servicing the air conditioner condenser / compressor units were verified to be sized correctly. Refer to photographs for further clarification. This is a positive finding. Furnace electrical disconnects were present and appeared functional Air conditioner safety shut-off faulty. A dead front panel was missing and wires are exposed. Caution is advised. Corrections by a qualified contractor is advised. Air conditioner safety shut-off faulty. A dead front panel was missing and wires are exposed. Caution is advised. Corrections by a qualified contractor is advised. Page 34 of 60

36 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 of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items 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 should be consulted if you would like further testing. 1. Doors Fiberglass front entrance door with sidelight noted. Sliding door in rear leading to patio Hollow wood doors. Bypass doors noted. 2. Door Bell Operated normally when tested. 3. Electrical All accessible interior receptacles were tested with no adverse conditions noted. All accessible interior switches were tested with no adverse conditions noted A low voltage alarm system was installed. Due to the specialized nature of these systems, we suggest that you review this system with the seller. As per our Inspection Agreement, this system is beyond the scope of this report and was not inspected. This structure was pre-wired for networking components. This is considered a positive upgrade. 4. Smoke / CO Detectors Full testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. Carbon monoxide detectors were noted where required. Page 35 of 60

Full testing of smoke detectors is not included in this inspection.

the operational workings of the detector.

Battery operated smoke alarms should be checked routinely and the batteries changed frequently. 5.

No adverse conditions were noted in the stairway at the time of the inspection.

37 Full testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. 5. Stairs & Handrail Carbon monoxide detectors were noted where required. No adverse conditions were noted in the stairway at the time of the inspection. Stair handrail finish was slightly damaged in various locations. The photographs depicted are only representative photographs of this condition. No action is required except to improve component appearance. Stair handrail finish was slightly damaged in various locations. The photographs depicted are only representative photographs of this condition. No action is required except to improve component appearance. No adverse conditions were noted in the stairway at the time of the inspection. Page 36 of 60

Vinyl framed sliding window noted. Vinyl framed fixed window noted. Bay type window noted. All accessible windows were operated and appeared functional at time of inspection.

38 6. Floors Condition Materials: Carpet was noted. Ceramic tile was noted Sheet vinyl flooring was noted. Wood or wood laminate flooring noted. Carpet Stains noted Recommend professional evaluation ans possible cleaning. Few scratch marks on hardwood floor noted 7. Window Condition Materials: Vinyl framed single hung window noted. Vinyl framed sliding window noted. Vinyl framed fixed window noted. Bay type window noted. All accessible windows were operated and appeared functional at time of inspection. The photographs shown are examples. The accessible windows were viewed with a Thermal Infrared Camera from the interior of the structure to further check for water leakage or intrusion. Adverse conditions, if present, will be addressed in the appropriate portion(s) of this report. The client is reminded that personal belongings are not moved during the course of the inspection. The photographs depicted are only representative photographs of this condition. 8. Ceiling Condition Materials: There are drywall ceilings noted. Ceilings appeared to be in generally good condition with some normal wear observed. 9. Wall Condition Materials: Drywall walls noted. Some areas not accessible due to stored personal items. Wall was patched at the upper portion of the basement stairway. This patch appeared to be the result of the homeowner exploring options for hanging a television on the opposite wall. This is considered an appearance issue. Walls, doors and trims were noted with minor damage in some areas. The photos are example photos. This is generally considered a cosmetic issue. Secondary Bedroom Secondary Bedroom/Office Page 37 of 60

10. Ceiling Fans Secondary Bedroom All ceiling fans operated normally when tested, at time of inspection.

The Master bedroom bar area appears functional at the time of inspection.

The cabinet tested dry and was viewed with a Thermal Infrared Camera to further check for water leakage or

39 10. Ceiling Fans Secondary Bedroom All ceiling fans operated normally when tested, at time of inspection. 11. Bar Master Bedroom GFCI outlet tested and operated. The Master bedroom bar area appears functional at the time of inspection. The wet bar sink base cabinet was noted with stains present. The cabinet tested dry and was viewed with a Thermal Infrared Camera to further check for water leakage or intrusion. These stains may be the result of a prior leak or spillage. Monitor this condition. The Master bedroom bar area appears functional at the time of inspection. The wet bar sink base cabinet was noted with stains present. The cabinet tested dry and was viewed with a Thermal Infrared Camera to further check for water leakage or intrusion. These stains may be the result of a prior leak or spillage. Monitor this condition. Page 38 of 60

12. Fireplace The Master bedroom bar area appears functional at

Materials: Family Room Materials: Prefabricated gas fireplace

The fireplace was operated and observed as functional during

40 12. Fireplace The Master bedroom bar area appears functional at the time of inspection. Materials: Family Room Materials: Prefabricated gas fireplace noted. Fireplace appeared to be in good condition. The fireplace was operated and observed as functional during inspection Fireplace appeared to be in good condition. The fireplace was operated and observed as functional during inspection Page 39 of 60

2. Number Of Gallons 50 gallons 3. Combusion Limited access to the combustion chamber due to sealed unit system 4.

41 1. Water Heater Condition Water Heater Heater Type: Gas Location: The heater is located in the basement. Tank appears to be in satisfactory condition -- no concerns. Tank appears to be in satisfactory condition -- no concerns. 2. Number Of Gallons 50 gallons 3. Combusion Limited access to the combustion chamber due to sealed unit system 4. Venting PVC and induction fan venting noted. No venting deficiencies were noted at the time of the inspection. Page 40 of 60

42 5. TPRV PVC and induction fan venting noted. A pressure & temperature relief valve & extension is present and appears satisfactory. 6. Gas Valve Appears functional. Appears to be in satisfactory condition -- no concerns. Page 41 of 60

The inspector does not operate these valves and the client is advised that these valves are generally rarely operated.

43 7. Plumbing Materials: Copper PVC Pex ABS Public water source. Public sewer. Functional drainage verified. Functional flow verified. No deficiencies observed at the visible portions of the supply piping. Shut off valves were noted at the plumbing fixtures in the structure. The inspector does not operate these valves and the client is advised that these valves are generally rarely operated. Due to their infrequent operation, these valves may be prone to leakage when opened or closed A soft water system was installed in the basement. These systems are observed for proper plumbing and leakage. Function and water quality tests are not included in this inspection. Suggest referring to seller or owners manual for guidance. A water pressure regulator was noted in the basement. This is a positive finding The water valve at the meter was observed at the commencement of the inspection. The inspector noted no movement at the meter. As movement would indicate water leakage, this is considered a positive finding. Main water shut-off located in the basement. Main waste cleanout located at in the basement Main water shut-off located in the basement. 8. Overflow Condition A soft water system was installed in the basement. These systems are observed for proper plumbing and leakage. Function and water quality tests are not included in this inspection. Suggest referring to seller or owners manual for guidance. Page 42 of 60

1. Access **Location of access** Upstairs laundry room Observed from inside the attic from the service platform. The attic access was functional. The attic access hatch was not painted.

No split, cracked or scabbed trusses were observed on the accessible components. The photographs shown are examples. Roof sheathing appeared to be in good condition.

44 1. Access **Location of access** Upstairs laundry room Observed from inside the attic from the service platform. The attic access was functional. The attic access hatch was not painted. No action is required except to improve component appearance. 2. Structure Pre-engineered truss system noted. Site framed dimensional lumber roof system noted. OSB roof sheathing noted. No split, cracked or scabbed trusses were observed on the accessible components. The photographs shown are examples. Roof sheathing appeared to be in good condition. The photographs shown are examples. Attic No split, cracked or scabbed trusses were observed on the accessible components. The photographs shown are examples. Roof sheathing appeared to be in good condition. The photographs shown are examples. Page 43 of 60

45 Roof sheathing appeared to be in good condition. The photographs shown are examples. 3. Ventilation Under eave soffit inlet vents noted. Roof vents noted No ventilation deficiencies were noted at the time of the inspection. 4. Vent Screens Vent screens noted as functional. 5. Duct Work 6. Electrical Attic fan pre-wire noted. This finding is for informational purposes 7. Attic Plumbing ABS plumbing vents No deficiencies noted in plumbing vent piping. 8. Insulation Condition Materials: Blown in fiberglass insulation noted. The attic insulation appeared to be blown-in fiberglass. The R-value of this material is typically between 2.2 and 2.9 per inch of thickness. Insulation level in the attic was typical for homes this age. No adverse findings noted. Page 44 of 60

Insulation level in the attic was typical for homes this

age. No adverse findings noted. Page 45 of 60

46 Insulation level in the attic was typical for homes this age. No adverse findings noted. 9. Chimney Metal chimney liner observed. No deficiencies were noted at the time of the inspection. Insulation level in the attic was typical for homes this age. No adverse findings noted. No deficiencies were noted at the time of the inspection. Page 45 of 60

Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Modular wood cabinets noted.

47 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Modular wood cabinets noted. Kitchen cabinets appeared functional and in satisfactory condition, at time of inspection. Sink base cabinet not fully accessible due to stored personal items. The kitchen sink base cabinet was viewed with a Thermal Infrared Camera to further check for water leakage or intrusion. Adverse conditions, if present, will be addressed in the appropriate portion(s) of this report. 2. Counters 3. Dishwasher The dishwasher manufacturer was General Electric. Dishwasher was operational at the time of inspection. Dishwashers most commonly fail internally at the pump, motor or seals. We do not disassemble these units to inspect these components. We recommend you operate this unit prior to closing. The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. Dishwasher was operational at the time of inspection. Dishwashers most commonly fail internally at the pump, motor or seals. We do not disassemble these units to inspect these components. We recommend you operate this unit prior to closing. 4. Garbage Disposal Operated - appeared functional at time of inspection. Disposal On/Off switch located below sink. Page 46 of 60

5. Microwave Operated - appeared functional at time of inspection. The microwave manufacturer was General Electric.

Leak and/or efficiency testing is beyond the scope of this inspection.

6. Cook top condition The manufacturer was General Electric. Gas cook top noted. All heating elements operated when tested.

48 5. Microwave Operated - appeared functional at time of inspection. The microwave manufacturer was General Electric. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 6. Cook top condition The manufacturer was General Electric. Gas cook top noted. All heating elements operated when tested. The microwave manufacturer was General Electric. Page 47 of 60

49 7. Oven & Range All heating elements operated when tested. The Oven manufacturer was General Electric. Double oven noted Oven(s) operated when tested. The ovens appeared to be in generally good condition. 8. Sinks Oven(s) operated when tested. Kitchen has a stainless steel - under mounted sink The kitchen sink appeared to be in good condition. Caulking is advised in the counter top junction areas to prevent water intrusion. Page 48 of 60

9. Trash Compactor Caulking is advised in the counter top junction areas to prevent

Vent Condition Materials: Recirculating - Built in with microwave 11.

Electrical All counter outlets were GFCI tested and functioned properly.

50 9. Trash Compactor Caulking is advised in the counter top junction areas to prevent water intrusion. No trash compacter noted 10. Vent Condition Materials: Recirculating - Built in with microwave 11. Plumbing No adverse conditions were observed at the kitchen plumbing components. 12. Electrical All counter outlets were GFCI tested and functioned properly. One or more GFCI resets are located in the kitchen. 13. GFCI GFCI in place and operational. GFCI in place and operational. GFCI in place and operational. Page 49 of 60

Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over.

The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1.

51 Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Details Locations: Master bathroom First floor 3/4 bath Second floor full bath 2. Cabinets Modular wood cabinets noted. The bathroom cabinets appeared functional and in satisfactory condition, at time of inspection. The bathroom cabinets appeared functional and in satisfactory condition, at time of inspection. The bathroom cabinets appeared functional and in satisfactory condition, at time of inspection. The bathroom cabinets appeared functional and in satisfactory condition, at time of inspection. The bathroom cabinets appeared functional and in satisfactory condition, at time of inspection. Page 50 of 60

52 3. Counters Tile counter tops noted Tile back splash noted. Plastic laminate top noted. No counter top deficiencies noted at the time of the inspection. 4. Electrical No major system safety or function concerns noted at time of inspection. 5. GFCI GFCI in place and operational Reset for the GFCI is in the second story full bathroom. 6. Exhaust Fan The bath fan was operated and no issues were found. 7. Floor Condition Materials: Carpet is noted. Ceramic tile is noted. 8. Plumbing No plumbing deficiencies were noted at the time of the inspection. 9. Security Bars 10. Showers Fiberglass shower bases noted. Shower head appeared partially clogged with mineral deposits in all firs flow 3/4 bathroom. Cleaning is suggested. The shower bases appeared to be in good condition. Page 51 of 60

Shower head appeared partially clogged with

The shower walls appeared to be in generally

53 The shower bases appeared to be in good condition. Shower head appeared partially clogged with mineral deposits in all firs flow 3/4 bathroom. Cleaning is suggested. 11. Shower Walls Ceramic tile noted. The shower walls appeared to be in generally good condition. Full bath 12. Bath Tubs Fiberglass tubs noted. No bathtub deficiencies were noted at the time of the inspection. Page 52 of 60

No bathtub deficiencies were noted at the time of the inspection. 13.

A safety glass enclosure is noted. A tempered glass enclosure is noted.

Sinks No bathtub deficiencies were noted at the time of the inspection.

China one piece sink and top noted Bathroom sinks are filled to the overflow, if present, then

54 No bathtub deficiencies were noted at the time of the inspection. 13. Enclosure The shower enclosure was functional at the time of the inspection. A safety glass enclosure is noted. A tempered glass enclosure is noted. No deficiencies noted at the time of the inspection. 14. Sinks No bathtub deficiencies were noted at the time of the inspection. China self-rimming sinks noted. China one piece sink and top noted Bathroom sinks are filled to the overflow, if present, then the water is released and the area is checked for leaks. No deficiencies were observed at the time of the inspection. The bathroom sinks appeared to be in good condition. Pop-up stopper was not functioning properly. Adjustments are advised. Noted in the three quarter bathroom. Page 53 of 60

55 15. Toilets Operated when tested. Appeared functional, at time of inspection - except as noted. Toilet seat cover loose; recommend tightening. Master bedroom toilet continues to run after flushing; have contractor evaluate and repair. Page 54 of 60

56 Operated when tested. Appeared functional, at time of inspection - except as noted. Master bedroom toilet continues to run after flushing; have contractor evaluate and repair. Toilet seat cover loose; recommend tightening. Page 55 of 60

1. Locations Laundry Locations: Located off the upper level hallway. The laundry room appeared to be in generally good condition 2. Washer/Dryer 3. Cabinets No cabinets at time of inspection noted 4.

57 1. Locations Laundry Locations: Located off the upper level hallway. The laundry room appeared to be in generally good condition 2. Washer/Dryer 3. Cabinets No cabinets at time of inspection noted 4. Counters No counters at time of inspection noted 5. Dryer Vent Could not fully inspect the dryer vent, it is obscured by the dryer 6. Electrical Could not fully inspect the dryer vent, it is obscured by the dryer Some outlets not accessible due to furniture and or stored personal items. All outlets appear functional at time of inspection. 7. GFCI GFCI in place and operational 8. Exhaust Fan Unit was operated and was functional. Page 56 of 60

58 9. Gas Valves No gas present. 10. Wash Basin The laundry room is pre-plumbed for a sink addition. This is considered a positive upgrade. 11. Plumbing No deficiencies noted at the time of the inspection. Page 57 of 60

1. Thermal Imaging Thermal Imaging Thermal images included in this inspection

and should not be considered as part of a full-home thermal imaging inspection.

photographs are included in the report at the Inspector's sole discretion.

No moisture issues were detected at time of inspection Below are a few samples

59 1. Thermal Imaging Thermal Imaging Thermal images included in this inspection report are provided as a courtesy, are limited to certain portions of the home and should not be considered as part of a full-home thermal imaging inspection. The inspector chooses the portions of the home to be scanned or photographed and photographs are included in the report at the Inspector's sole discretion. Thermal imaging was used to look for moisture issue. No moisture issues were detected at time of inspection Below are a few samples taken during inspection. Plumbing under kitchen sink dining room bay window dining room bay window Under kitchen sink Page 58 of 60

60 Temp of hot water from kitchen sink - Note may lower temp if small children are in the home. Under sink no moisture detected Under sink no moisture detected full bath toilet no moisture detected around base. Under sink no moisture detected Masterl bath toilet no moisture detected around base. Page 59 of 60

61 Under sink no moisture detected Register vent in master bedroom Page 60 of 60