Blue Goose Property Services LLC

Transcription

1 Blue Goose Property Services LLC Website: Phone: (616) Grand Rapids MI Inspector: Jordan Cadahia 1/31

2 Property Inspection Report Client(s): Andrew and Kelli Dykstra Property address: 7755 Schoolside Dr Hudsonville MI Inspection date: Thursday, August 11, 2016 This report published on Saturday, August 13, :58:31 AM EDT This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report, the contents, and any information can be utilized by Blue Goose Property Services in any way they see fit, including for advertising purposes. Understand that a home inspection is only done in a short period of time. The items are reported how they are seen at that moment. Blue Goose Property Services LLC and Jordan Cadahia is not responsible for anything that changes or changed before, during, or after the inspection. How to Read this Report This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types: Safety Major Defect Repair/Replace Poses a safety hazard Correction likely involves a significant expense Recommend repairing or replacing Repair/Maintain Recommend repair and/or maintenance Minor Defect Maintain Evaluate Monitor Comment Correction likely involves only a minor expense Recommend ongoing maintenance Recommend evaluation by a specialist Recommend monitoring in the future For your information Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at General Information Report number: Time started: 1245 Time finished: 1500 Present during inspection: Client, Realtor, Andrew Dykstra was on scene, Realtor met on scene prior. Client present for discussion at end of inspection: Yes, Andrew Dykstra Inspector: Jordan Cadahia Weather conditions during inspection: Dry (no rain) Temperature during inspection: Hot, 80's and humid Ground condition: Dry Recent weather: Dry (no rain) 2/31

3 Overnight temperature: Warm Inspection fee: Payment method: Paypal Paid Type of building: Single family Buildings inspected: One house Number of residential units inspected: 1 Age of main building: 1998 Source for main building age: Zillow Front of building faces: East Main entrance faces: East Occupied: Yes, Furniture or stored items were present Source for additions and modifications: Realtor 1) One or more hornet, bee or wasp nests were found at the building exterior and/or soffit area on the east side.. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary. Details reference this will be displayed within the report. 2) areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found. Photo 2 1 Photo 2 2 Photo 2 3 Photo 2 4 Photo 2 5 Photo /31

4 Photo 2 7 Photo 2 8 Photo 2 9 Photo 2 10 Photo 2 11 Photo 2 12 Photo 2 13 Photo 2 14 Grounds Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. Site profile: Moderate slope, Sloping away from structure. Condition of driveway: Appeared serviceable Driveway material: Poured in place concrete 4/31

5 Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below), Noted one area to the buyer by the steps to the front door that had significant cracks that could promote water penetration. Sidewalk material: Poured in place concrete Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below), Deck area is nearing the end of its service life. Deck, patio, porch cover material and type: Open Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below) Deck, porch and/or balcony material: Wood Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below), Handrails were missing on the deck Exterior stair material: Wood Decking Handrails:: Missing 3) A swimming pool and/or spa were installed on the premises. Pools, spas and related pumps, heaters, filters, electric or gasfired systems, buildings, decks, landings and stairs are specialty systems and are excluded from this inspection. Comments in this report related to pools, spas and related equipment are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Many potential safety, maintenance and/or repair issues related to the pool and/or spa may exist. Recommend the following: Have a qualified specialist fully evaluate the pool and/or spa, and related systems as mentioned above Consult with the property owner about past maintenance and repairs, and review available documentation about installed systems Research safety and maintenance issues related to pools and spas For more information, visit: Photo 3 1 4) One or more footings for decks or porches were installed on top of the soil grade, or at too shallow a depth. In areas subject to prolonged freezing, footings for structures should be installed below the frost line. When footings are installed above the frost line, the structure may heave upwards during freezing temperatures and be damaged. Recommend that a qualified contractor repair per standard building practices for this municipality and climate. Photo 4 1 5) Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood soil contact. 6) Soil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood destroying organisms. Clearances to soil should be as follows: 12 inches below beams 18 inches below joists 6 inches below support post bases and other wood components 5/31

6 Pressure treated wood is typically rated for 25 year contact with soil, but the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non treated wood with treated wood, or installing borate based products such as Impel rods may help to prevent infestation and damage. For more information, visit: Photo 6 1 Photo 6 2 Photo 6 3 7) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access. Photo 7 1 8) No outbuildings or detached structures were evaluated. They are excluded from this inspection. 9) Deck railings were deteriorated and wobbly. Recommend repairing/replacing decking around the pool area. 6/31

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8 Photo 9 9 Photo 9 10 Photo 9 11 Photo 9 12 Photo 9 13 Exterior and Foundation Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Wall inspection method: Viewed from ground Condition of wall exterior covering: Appeared serviceable Apparent wall structure: Wood frame, Brick Wall covering: Vinyl, Solid brick (not veneer) Apparent foundation type: Finished basement Foundation/stem wall material: Poured in place concrete 10) Moderate cracks (1/8 inch 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further 8/31

9 evaluation. Such contractors may include: Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs Masonry contractors who repair and/or replace brick veneer Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement Structural engineers who determine if repairs are necessary, and prescribe those repairs At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants. ** This was found on the exterior wall under the garage. Photo 10 1 Under deck, garage foundation wall. 11) Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wooddestroying organisms. Recommend grading or removing soil as necessary to maintain a 6 inch clearance. If not possible, then recommend replacing untreated wood with pressure treated wood. Installation of borate based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary. 12) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary. * Some exterior penetrations through the siding were not sealed to prevent entrance into the structure. 9/31

10 Photo ) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wooddestroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1 foot clearance is better. Photo ) Caulk was in some areas. For example,. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: Caulking in some areas is close to its service life. Although it is not currently at the end, recommend observation of the deterioration of this to adequately repair when the time comes. 15) Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection. 16) Many foundation walls below the house were obscured by stored items. The inspector was unable to evaluate these areas. They are excluded from this inspection. Basement was finished, therefore obscuring much of the foundation walls. Basement Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity. Condition of floor substructure above: Appeared serviceable Beam material: Not determined (inaccessible or obscured) Floor structure above: Not determined (inaccessible or obscured) Condition of insulation underneath floor above: Not determined (inaccessible or obscured), No insulation in utility room, the rest of the basement is finished and unable to determine. 17) The kitchenette in the basement was not operational. Range was disconnected from the gas supply and the refrigerator temperature did not seem to be cold. These items could be turned off/disconnected because they are not being used or because they are non functional. Ask seller about the condition of these items and the reason that they are unplugged. 10/31

11 Photo 17 1 Photo ) Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture resistant flooring material. 19) Some areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection. Residence was occupied and still being lived in. Roof Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak free. Age of roof surface(s): Was told original from 1998 Roof inspection method: Traversed Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below) Roof surface material: Asphalt or fiberglass composition shingles Apparent number of layers of roof surface material: One Condition of exposed flashings: Not determined (inaccessible or obscured) Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below), Gutters discharged near the foundation or were missing the runouts. Gutter and downspout material: Metal Gutter and downspout installation: Full 20) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate." 11/31

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15 Photo Photo ) The roof drainage system was incomplete. Gutters, downspouts and extensions were missing from one or more roof sections. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices. Photo ) One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles. Photo 22 1 Photo /31

16 Photo 22 3 Photo ) One or more downspouts were incomplete. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood destroying organisms. Recommend that a qualified person repair as necessary. 24) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: Photo 24 1 Photo 24 2 Photo 24 3 Photo /31

17 Photo 24 5 Attic and Roof Structure Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Attic inspection method: Garage attic From hatch as items were stored around it. No attic or access above main structure. Location of attic access point #A: Garage Condition of roof structure: Not determined (inaccessible or obscured), No full structure attic hatch, the garage was inspected from the hatch due to the large amount of items stored at the attic entry. Roof structure type: Trusses Ceiling structure: Trusses Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured) Ceiling insulation material: Not determined (inaccessible or obscured) Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured) Vermiculite insulation present: Not determined Vapor retarder: Not determined (inaccessible or obscured) Condition of roof ventilation: Appeared serviceable Roof ventilation type: Ridge vent(s) 25) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures. ** No attic hatches above the main structure were located by myself or the home buyer. Garage or Carport Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. Type: Attached Condition of door between garage and house: Appeared serviceable Condition of garage vehicle door(s): Appeared serviceable Type of garage vehicle door: Sectional Number of vehicle doors: 1 Condition of automatic opener(s): Appeared serviceable Mechanical auto reverse operable (reverses when meeting reasonable resistance during closing): No Condition of garage floor: Appeared serviceable Condition of garage interior: Appeared serviceable Apparent wall structure: Brick Condition of roof structure: Required repair, replacement and/or evaluation (see comments below) 17/31

18 Age of roof surface(s): 1998 Roof inspection method: Traversed Roof surface material: Asphalt or fiberglass composition shingles 26) The auto reverse mechanism on one or more automatic openers for garage vehicle doors. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: 27) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate." 28) Drywall seam crack on ceiling. Photo 28 1 Electric Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240 volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesserrated components in the system. Any repairs recommended should be made by a licensed electrician. Electric service condition: Appeared serviceable Primary service type: Underground Number of service conductors: Not determined (components inaccessible or obscured) Estimated service amperage: 200 Primary service overload protection type: Circuit breakers Main disconnect rating (amps): 200 System ground: Cold water supply pipes, Not determined, not readily apparent, Water source was one, the other was not able to be determined. Condition of main service panel: Appeared serviceable Location of main service panel #A: Basement Location of main disconnect: Breaker at top of main service panel Condition of branch circuit wiring: Serviceable Smoke alarms installed: Yes, but not tested, Smoke detectors were installed, however some were not functioning. Advised Andrew Dykstra Carbon monoxide alarms installed: No, recommend install, None were located Advised Andrew Dykstra 18/31

19 Smoke alarm power source(s): Some were battery and some hard wired. 29) One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI protected receptacles include the following locations: Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) For more information, visit: No GFCI under the sink for the plug in garbage disposal. Turned off all GFCI receptacles to the non operational setting however the disposal still turned on. 30) One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room and/or closet(s) had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI protected receptacles include the following locations: Bedrooms (since 1999) Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014) For more information, visit: 31) Panel(s) #A had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances: An open area 30 inches wide by 3 feet deep in front of the panel 6 feet 6 inches of headroom in front of the panel The wall below the panel is clear to the floor The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs. Tool chest was stored directly next to service panel Photo /31

20 32) Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #A. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit: Photo 32 1 Photo 32 2 Photo ) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box. 20/31

21 Photo ) One or more receptacles were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary. ** These locations and receptacles were disclosed to Andrew Dykstra who was on scene during the inspection. Photo 34 1 Photo 34 2 Photo ) One or more electric boxes installed outside were loose. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary. 21/31

22 Photo ) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Photo 36 2 Under sink. Photo 36 1 Unfinished basement area. 37) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit: ** Some alarms did not function when tested. 38) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: /31

23 39) Few receptacles were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Consult with a qualified electrician about upgrading circuits with additional receptacles per standard building practices. ** Bathrooms Plumbing / Fuel Systems Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above ground fuel tanks. Condition of service and main line: Appeared serviceable Water service: Public Location of main water meter: Not determined (obscured, inaccessible or none found) Location of main water shut off: Basement Condition of supply lines: Appeared serviceable Condition of drain pipes: Appeared serviceable Drain pipe material: Not determined (inaccessible or obscured) Condition of waste lines: Not determined (inaccessible, obscured, or water service off) Waste pipe material: Not determined (inaccessible or obscured) Location(s) of plumbing clean outs: Not determined (obscured, inaccessible or none found) Vent pipe condition: Appeared serviceable Vent pipe material: Plastic Sump pump installed: Yes Condition of sump pump: Required repairs, replacement and/or evaluation (see comments below), Spoke with the buyer about the battery backup not plugged in and unable to determine whether it functioned or not. Type of irrigation system supply source: Public 40) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary. 41) The inspector was unable to fully evaluate the sump pump because. Its condition was not determined. Recommend that conditions that prevented evaluation be corrected, and that a qualified person test the pump and make repairs if necessary. 42) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5 7 years, and that the pump may need replacing soon depending on its age and how often it operates. Photo ) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump. 23/31

24 ** Backup was present however not plugged in. Water Heater Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut off valve to be operated. Condition of water heater: Appeared serviceable Type: Tank Energy source: Natural gas Estimated age: 2014 INSPECTION STICKER Capacity (in gallons): 50 Temperature pressure relief valve installed: Yes Manufacturer: Bradford White Serial number: LA Location of water heater: Basement Hot water temperature tested: No Condition of burners: Appeared serviceable Condition of venting system: Appeared serviceable Condition of combustion air supply: Appeared serviceable 44) Photos: Photo 44 2 Photo 44 1 Photo /31

25 Photo 44 4 Photo 44 5 Photo 44 6 Heating, Ventilation and Air Condition (HVAC) Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or woodfired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). General heating system type(s): Forced air, Furnace General heating distribution type(s): Ducts and registers Last service date of primary heat source: Source for last service date of primary heat source: Label Condition of forced air heating/(cooling) system: Appeared serviceable Forced air heating system fuel type: Natural gas Estimated age of forced air furnace: Original Forced air heating system manufacturer: Bryant Forced air furnace model #: CK5aXW030000AAAA Forced air furnace serial number: 4397X /31

26 Location of forced air furnace: Basement Forced air system capacity in BTUs or kilowatts: 60K in, 56K out. Condition of furnace filters: Not determined (inaccessible, obscured or not found) Location for forced air filter(s): At base of air handler Condition of forced air ducts and registers: Appeared serviceable Air Conditioner Age: Manufacturer date based on serial number is 08/ ) Photos: Photo 45 2 Photo 45 1 Photo 45 3 Photo ) Air Conditioner Air conditioner was rusted. Due to visible condition recommend having it inspected by a qualified service technician to determine condition of the air conditioner. Photo /31

27 Photo 46 2 Photo 46 3 Fireplaces, Stoves, Chimneys and Flues Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist. Kitchen Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under sink food disposal, Microwave oven Condition of counters: Appeared serviceable 27/31

28 Condition of cabinets: Appeared serviceable Condition of sinks and related plumbing: Appeared serviceable Condition of under sink food disposal: Appeared serviceable Condition of dishwasher: Appeared serviceable Condition of range, cooktop or oven: Appeared serviceable Range, cooktop or oven type: Natural gas Type of ventilation: Hood or built into microwave over range or cooktop Condition of refrigerator: Appeared serviceable Condition of built in microwave oven: Appeared serviceable 47) Electrical wiring for the under sink food disposal was substandard. Non metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices. Photo ) No accessible gas shut off valve was visible within 6 feet of the gas fired. This is a potential safety hazard when the appliance needs to be shut down quickly. A qualified contractor should install a shut off valve per standard building practices. **Unknown whether there is a shutoff handle behind the range appliance or not. Unable to pull range from its position to evaluate. Photo ) The dishwasher was not tested. Recommend that a qualified specialist evaluate and repair or replace as necessary. Not tested had dishes in it. 50) The areas below sink(s) and/or range or cooktop surface were obscured by stored items or dishes and couldn't be fully evaluated. 51) The estimated useful life for most kitchen appliances is years. One or more appliances (dishwasher, refrigerator, range and/or microwave) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future. 28/31

29 Based on the age of the house only. Unknown on actual age of appliances. Bathrooms, Laundry and Sinks Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Location #A: basement, Basement Bathroom Location #B: first floor, Main Floor Bath Location #C: Master bath Condition of counters: Appeared serviceable Condition of cabinets: Appeared serviceable Condition of flooring: Appeared serviceable Condition of sinks and related plumbing: Appeared serviceable Condition of toilets: Appeared serviceable Condition of bathtubs and related plumbing: Appeared serviceable Condition of shower(s) and related plumbing: Appeared serviceable Condition of ventilation systems: Appeared serviceable Bathroom and laundry ventilation type: Spot exhaust fans 52) Heavy lint build up on the rear of the dryer. Unable to determine the cause. Have evaluated as this could be a fire hazard. Photo 52 1 Photo ) The toilet at location(s) #C was loose where it attached to the floor. Leaks can occur. Flooring, the sub floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking. 54) Gaps, no caulk, or substandard caulking were found at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk. Basement tub where it meets the floor. 29/31

30 Photo ) The bathtub at location(s) #B drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary. 56) The shower head at location(s) #A, B and C was. Recommend that a qualified person repair as necessary. Unable to determine how to turn on shower heads, therefore they were not tested. 57) The areas below sink(s) at location(s) #A, B and C were obscured by stored items and couldn't be fully evaluated. 58) The equipment for the jetted bathtub was inaccessible (e.g. no access hatch, permanently installed hatch, unusual fasteners for hatch). As a result, the inspector was unable to evaluate the jetted bathtub's electrical and mechanical equipment. Interior, Doors and Windows Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection. Condition of exterior entry doors: Appeared serviceable Type(s) of windows: Vinyl Condition of walls and ceilings: Appeared serviceable Wall type or covering: Drywall Ceiling type or covering: Drywall Condition of stairs, handrails and guardrails: Appeared serviceable Wood Destroying Organism Findings Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, re infest or become active at any time. No warranty is provided as part of this inspection. Visible evidence of active wood destroying insects: No Visible evidence of active wood decay fungi: No Visible evidence of past wood destroying insects: No Visible evidence of past wood decay fungi: No Visible evidence of damage by wood destroying insects: No Visible evidence of damage by wood decay fungi: No Visible evidence of conditions conducive to wood destroying organisms: No 59) Evidence of active infestation of was found at location(s) # in the form of live insects with. Recommend the following: Correct any conducive conditions for wood destroying organisms mentioned in this report. Consult with the property owner about any history of infestation. Have a state licensed pest control operator evaluate further and treat as necessary. 30/31

31 Bees were located going in and out of the soffit on the front side. Photo ) Blue Goose Property Services LLC is not a licensed exterminator. We recommend all properties be evaluated by an exterminator if the purchaser has concern. Blue Goose Property Services LLC 31/31