Inspection Report. Campbell Property Inspections

Transcription

1 Inspection Report Campbell Property Inspections Jeffrey Campbell 20 Yeaton Lane Pittston, ME It has been a pleasure to provide your inspection service and we truly appreciate your patronage. We worked hard to research your real estate investment and report back to you in a comprehensive way to answer all of your questions as thoroughly as possible. Remember that we have your best interests in mind throughout this process and we are happy to answer any questions that you might have about the inspection. Please feel free to call us directly with any of your questions. REPORT PREPARED FOR: Mr. John INSPECTED PROPERTY ADDRESS: 456 Main Street Augusta ME 04330

2 Table of Contents Cover Page Table of Contents Intro Page 1 Roofing / Chimneys / Roof Structure and Attic 2 Exterior 3 Kitchen Components and Appliances 4(A) Living Room 4(B) Bedrooms 4(C) Family Room 4(D) Finished Basement 5(A) Master Bath 5(B) 1/2 Bath 5(C) Downstairs Bath 5(D) Laundry 6 Structural Components 7 Plumbing System 8 Electrical System 9 Heating / Central Air Conditioning 10 Out Building 11 Water Wells 12 Septic System General Summary Invoice Attachments Back Page

3 Date: 1/1/2005 Time: 11:00 AM Report ID: JSC09000Sample Property: 456 Main Street Augusta ME Customer: Mr. John Real Estate Professional: Susie Realtor ABC Real Estate Comment Key or Definitions The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Standards of Practice: NACHI National Association of Certified Home Inspectors In Attendance: Seller only Type of building: Single Family (2 story) Style of Home: Log Cabin Approximate age of building: Over 10 Years Home Faces: SE Temperature: Below 32 Weather: Cloudy Ground/Soil surface condition: Frozen Rain in last 3 days: No Radon Test: Yes Water Test: Yes

4 1. Roofing / Chimneys / Roof Structure and Attic The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors. Viewed roof covering from: Ground Chimney (exterior): Rock Roof Structure: Not visible Extra Info : (Beam & Built up framing) Attic Insulation: Unknown Styles & Materials Roof-Type: Gambrel Sky Light(s): One Fixed Ceiling Structure: Not visible Inspection Items Roof Covering: Architectural Asphalt/Fiberglass Roof Ventilation: None found Attic info: Vaulted Ceiling (no attic) 1.0 ROOF COVERINGS A complete inspection of the roof was not practical due to snow cover, however the visible areas of roofing appeared to be older but in fair condition. Owner reports roof is years old and was originally stated to be a 30 year product. Further inspection warranted when roof is clear of snow. Recommend monitoring conditions and budgeting for replacement in the within 5 years of less. Roof Dormer 1.1 FLASHINGS Comments: Not Inspected The chimney flashing was not clearly visible due to the height of the roof. Recommend further evaluation at time the upper roof is inspected. 1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS Comments: Not Inspected, Repair or Replace (1) The roof includes one or more skylights, which are notoriously problematic and a common point of leaks. There are different methods of installing them and, although opinions will vary, some methods are better than others. Therefore, it will be important to keep the area around them clean and to monitor them for evidence of leaks.

5 Skylights, Chimney & Roof Penetrations (2) Due to height and snow conditions, a complete inspection of the chimney, skylights and other penetrations was not possible. Recommend further evaluation at time the upper roof is inspected. (3) The chimney does not have a weather cap/spark arrestor, which is recommended. 1.3 ROOF VENTILATION 1.4 ROOF DRAINAGE SYSTEMS (gutters and downspouts) Gutters and drain lines are needed or erosion or water intrusion can occur. 1.5 ROOF STRUCTURE AND ATTIC (Report leak signs or condensation) 1.6 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC) 1.7 INSULATION IN ATTIC Comments: Not Inspected The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

6 2. Exterior The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. Siding Style: Log Appurtenance: Deck with steps Siding Material: Logs Driveway: Gravel Styles & Materials Inspection Items Exterior Entry Doors: Steel 2.0 WALL CLADDING FLASHING AND TRIM Comments: Repair or Replace (1) Logs require annual maintenance including but not limited to sealing (stain etc...) and chinking of joints to prevent moisture deterioration and penetration. Log Exterior Caulking, chinking etc... Exterior logs/chinking (2) Siding in contact with ground (or very close) at exterior. Because the siding is in contact with ground it is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a ground clearance of six to eight inches where possible.

7 2.1 DOORS (Exterior) Exterior wood siding 2.2 WINDOWS Comments: Repair or Replace The wood trim is peeling paint at most windows. Further deterioration may occur if not repaired. I recommend a qualified contractor inspect and repair as needed. Maintenance Needed 2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS Comments: Repair or Replace (1) The deck band is not attached properly to the wall or band of the home. It should have proper "Lag Screws" or "Carriage Bolts" installed as needed. Recommend review by qualified contractor to ensure proper attachment is achieved (such as metal joist hangers etc...). Improper Attachment of Deck (2) The balusters on the deck and steps at the front, rear and sides of home are spaced to far apart for safety. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. A qualified

8 contractor should repair or replace as needed. Deck Handrail Stair Rail Rear Deck Rail 2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building) 2.5 EAVES, SOFFITS AND FASCIAS 2.6 PLUMBING WATER FAUCETS (hose bibs) 2.7 OUTLETS (exterior) Comments: Repair or Replace The exterior duplex outlet at the front of home is not GFCI protected. This is a safety issue that needs to be corrected. A qualified licensed electrical contractor should perform repairs that involve wiring. Exterior outlet NON-GFCI The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues

9 as it relates to the comments in this inspection report.

10 3. Kitchen Components and Appliances The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable. Kitchen Dishwasher Brand: NONE Range/Oven: MAYTAG Cabinetry: Wood 3.0 CEILINGS 3.1 WALLS 3.2 FLOORS 3.3 PANTRY/CLOSET DOORS 3.4 WINDOWS Styles & Materials Disposer Brand: NONE Built in Microwave: NONE Countertop: Laminate Wood Inspection Items 3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Exhaust/Range hood: NONE Trash Compactors: NONE 3.6 PLUMBING DRAIN AND VENT SYSTEMS, Repair or Replace The waste line has a S-trap, and should be changed to a P-trap and "Auto-vent" at the Kitchen sink. A s-trap can sometimes gurgle (struggling for air when draining water), or if not used for long periods can evaporate the water in the trap and cause sewer odors to leak out. A s-trap can sometimes lose the water in the trap through a pressure drop in the sewage system (outside the house). A qualified licensed plumber should

11 repair or correct as needed. Kitchen sink drain 3.7 PLUMBING WATER SUPPLY FAUCETS AND FIXTURES 3.8 OUTLETS WALL SWITCHES and FIXTURES At least one "three-prong" outlet is outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) at the kitchen. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. Initial evaluation indicated a hot-neutral reversed condition that was later repaired by homeowner. 3.9 DISHWASHER 3.10 RANGES/OVENS/COOKTOPS, Repair or Replace The range is not equipped with an anti-tip device, which prevents the range from tipping, or its contents from spilling, should a child attempt to climb on it or its open door. This is a recommended safety feature that should be installed, and particularly if small children occupy or visit the residence RANGE HOOD The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

12 4(A). Living Room The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Living Room Ceiling Materials: Wood Window Types: Double-hung Thermal/Insulated 4.0.A CEILINGS 4.1.A WALLS 4.2.A FLOORS Styles & Materials Wall Material: Paneling Wallpaper Wood Window Manufacturer: UNKNOWN Inspection Items Floor Covering(s): Carpet Wood 4.3.A STEPS, STAIRWAYS, BALCONIES AND RAILINGS, Repair or Replace The balusters on the guard rail at the stairs to basement and the upstairs are spaced to far apart for safety. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. A qualified person should repair or replace as needed. 4.4.A DOORS (REPRESENTATIVE NUMBER) 4.5.A WINDOWS (REPRESENTATIVE NUMBER) Second Floor Stairs

13 4.6.A OUTLETS SWITCHES AND FIXTURES The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

14 4(B). Bedrooms The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Master Bedroom Bedroom 2 (1st Floor) Bedroom 3 (Second Floor) Ceiling Materials: Wood Interior Doors: Wood 4.0.B CEILINGS 4.1.B WALLS Styles & Materials Wall Material: Drywall Wood Window Types: Double-hung Thermal/Insulated Inspection Items Floor Covering(s): Wood Window Manufacturer: UNKNOWN

15 4.2.B FLOORS 4.3.B DOORS (REPRESENTATIVE NUMBER) 4.4.B WINDOWS (REPRESENTATIVE NUMBER) Comments: Repair or Replace (1) One window cloudy (lost seal) at the Bedroom(s) (at top of stairs). In order to correct the cloudy appearance of glass, a replacement of glass pane or the unit will be necessary. A qualified person should repair or replace as needed. Bad Seal? (2) One window was stuck or painted shut at the Master Bedroom. This is a maintenance issue and is for your information. A qualified person should repair or replace as needed. *Homeowner was able to free up the window (snow & ice) which was frozen. 4.5.B OUTLETS SWITCHES AND FIXTURES Stuck Window The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

16 4(C). Family Room The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Family Room/Den Ceiling Materials: Wood Window Types: Double-hung Single-hung Thermal/Insulated 4.0.C CEILINGS 4.1.C WALLS 4.2.C FLOORS Styles & Materials Wall Material: Wood Window Manufacturer: UNKNOWN 4.3.C DOORS (REPRESENTATIVE NUMBER) 4.4.C WINDOWS (REPRESENTATIVE NUMBER) 4.5.C OUTLETS SWITCHES AND FIXTURES Inspection Items Floor Covering(s): Carpet Wood The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

17 4(D). Finished Basement The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Finished Basement Ceiling Materials: Suspended ceiling panels Interior Doors: Wood 4.0.D CEILINGS 4.1.D WALLS 4.2.D FLOORS Styles & Materials Wall Material: Drywall Window Types: Double-hung Thermal/Insulated Inspection Items 4.3.D STEPS, STAIRWAYS, BALCONIES AND RAILINGS 4.4.D DOORS (REPRESENTATIVE NUMBER) 4.5.D WINDOWS (REPRESENTATIVE NUMBER) Floor Covering(s): Self adhesive tile Window Manufacturer: UNKNOWN 4.6.D OUTLETS SWITCHES AND FIXTURES Comments: Repair or Replace (1) The light fixture is loose at end of hall. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

18 5(A). Master Bath Master Bath Exhaust Fans: None Floor Covering(s): Area rug Wood 5.0.A COUNTERS AND CABINETS Styles & Materials Ceiling Materials: Wood Window Types: Double-hung Thermal/Insulated 5.1.A DOORS (REPRESENTATIVE NUMBER) 5.2.A WINDOWS Inspection Items 5.3.A PLUMBING DRAIN, WASTE AND VENT SYSTEMS Wall Material: Drywall Wood Window Manufacturer: UNKNOWN 5.4.A PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Recommend adding or repairing caulking around tub-shower as part of normal annual maintenance. 5.5.A OUTLETS SWITCHES AND FIXTURES 5.6.A EXHAUST FAN 5.7.A CEILINGS Shower

19 5.8.A WALLS 5.9.A FLOORS, Repair or Replace Wood covering is stained around toilet indicating a leak did or still exists at the master bath. This damage is considered cosmetic. I recommend monitor and repair or replace if the leak repair was not successful.

20 5(B). 1/2 Bath Half Bath Exhaust Fans: None Floor Covering(s): Wood Window Manufacturer: UNKNOWN 5.0.B COUNTERS AND CABINETS 5.1.B DOORS (REPRESENTATIVE NUMBER) 5.2.B WINDOWS Styles & Materials Ceiling Materials: Drywall Interior Doors: Wood Inspection Items 5.3.B PLUMBING DRAIN, WASTE AND VENT SYSTEMS Wall Material: Drywall Wallpaper Wood Window Types: Double-hung Thermal/Insulated 5.4.B PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES 5.5.B OUTLETS SWITCHES AND FIXTURES 5.6.B EXHAUST FAN 5.7.B CEILINGS 5.8.B WALLS 5.9.B FLOORS

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22 5(C). Downstairs Bath Exhaust Fans: None Floor Covering(s): Unfinished 5.0.C COUNTERS AND CABINETS 5.1.C DOORS (REPRESENTATIVE NUMBER) 5.2.C WINDOWS Styles & Materials Ceiling Materials: Unfinished Inspection Items 5.3.C PLUMBING DRAIN, WASTE AND VENT SYSTEMS 5.4.C PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Seller reports the toilet is older, functioning but is going to be replaced shortly. Wall Material: Drywall Unfinshed 5.5.C OUTLETS SWITCHES AND FIXTURES Comments: Repair or Replace At least One "three-prong" outlet is outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) lower level bath. This is a safety issue that needs to be corrected. A qualified licensed electrical contractor should perform repairs that involve wiring. 5.6.C EXHAUST FAN 5.7.C CEILINGS 5.8.C WALLS, Repair or Replace Signs of fungi growth is present on the walls along water heater/lower level bath room area in at least one area. We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. I recommend you contact a mold inspector or expert for investigation or correction if needed. 5.9.C FLOORS Possible Mold

23 5(D). Laundry Exhaust Fans: None Ceiling Materials: Suspended ceiling panels Interior Doors: Wood 5.0.D COUNTERS AND CABINETS Styles & Materials Clothes Dryer Vent Material: Flexible Metal Wall Material: Drywall 5.1.D DOORS (REPRESENTATIVE NUMBER) 5.2.D WINDOWS Inspection Items 5.3.D PLUMBING DRAIN, WASTE AND VENT SYSTEMS Dryer Power Source: 220 Electric Floor Covering(s): Self adhesive tile 5.4.D PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments: Repair or Replace (1) The hot and cold water supply hoses at clothes washer are rubber and metal braided hoses are recommended to prevent future leaking. I recommend repair or replace as needed. Rubber Hoses (2) The plumbing waste line lacks a proper trap at the clothes washer. This is not considered up to today's standard. I recommend a licensed plumber inspect further and repair as necessary.

24 Clothes washer drain Drain line directly into Main 5.5.D OUTLETS SWITCHES AND FIXTURES Comments: Repair or Replace At least one "three-prong" outlet is outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) washer/dryer room. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. 5.6.D EXHAUST FAN 5.7.D CLOTHES DRYER VENT PIPING 5.8.D CEILINGS 5.9.D WALLS 5.10.D FLOORS 5.11.D Clothes Washer Comments: Not Inspected 5.12.D Clothes Dryer Comments: Not Inspected

25 6. Structural Components The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. Floor System (1st) Foundation: Poured concrete Wall Structure: 2 X 6 Wood Styles & Materials Method used to observe Crawlspace: No crawlspace Inspection Items Floor Structure: Slab 6" or better Wood beams Not visible Extra Info : Unfinished 6.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) 6.1 WALLS (Structural) Portions of basement walls are wood framed with fiberglass insulation that appear in good condition, however due to occupants belongings, full inspection was not practical. 6.2 COLUMNS OR PIERS 6.3 FLOORS (Structural) Basement walls and belongings

26 6.4 CEILINGS (structural) 6.5 INSULATION UNDER FLOOR SYSTEM Comments: Not Inspected 6.6 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT) Comments: Repair or Replace The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protection to the floor system from moisture or dampness that can enter from ground. A qualified person should repair or replace as needed. Basement storage room 6.7 VENTILATION OF FOUNDATION AREA (crawlspace or basement) Ventilation limited by closed or blocked basement windows. Recommend opening or repairing these windows to allow venting to aid in maintaining a dryer basement. Adding a dehumidifier to basement may aid in reducing moisture, odors and potential damage or mold. The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

27 7. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. Water Source: Well Plumbing Water Distribution (inside home): Copper Water Heater Power Source: Electric Water Heater Location: Basement Styles & Materials Water Filters: Plumbing Water Supply (into home): Sediment filter Poly (We do not inspect filtration systems) Washer Drain Size: 1 1/2" Diameter (undersized) Water Heater Capacity: 40 Gallon (1-2 people) Inspection Items Plumbing Waste Line: PVC Water Heater Manufacturer: AMERICAN 7.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS Comments: Repair or Replace Clothes washer drain does not have proper trap installed. Recommend further review by professional plumber. Clothes washer drain 7.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES, Repair or Replace Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has plastic fittings. For further details contact the Consumer Plumbing Recovery center at or the web at

28 Polybutylene Piping 7.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS, Repair or Replace The T&P (Test and Pressure) valve on boiler needs a 3/4 threaded pipe to extend within 6 inches of floor for safety. (PVC is not approved for hot water use). I recommend repair by a qualified person. T&P Valve extension 7.3 MAIN WATER SHUT-OFF DEVICE (Describe location) The main shut off is the black lever located in the basement at the pressure tank. This is for your information. Water Shut off valve 7.4 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) Comments: Not Inspected The tank was not accessible at time of inspection.

29 Oil Tank Inaccessible 7.5 MAIN FUEL SHUT OFF (Describe Location) The main shut off for oil is at oil barrel, but not readily accessible. 7.6 SUMP PUMP Fuel shut off The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

30 8. Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. Main Panel Electrical Service Conductors: Overhead service Electric Panel Manufacturer: FRANKLIN ELECTRIC 8.0 SERVICE ENTRANCE CONDUCTORS Styles & Materials Panel capacity: 200 AMP Branch wire 15 and 20 AMP: Copper Inspection Items Panel Type: Circuit breakers Wiring Methods: Romex 8.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS 8.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Comments: Repair or Replace One or more electrical circuits that are not finished, loose, lack proper covers at junction boxes or have unfinished fixtures. Recommend review/repair by licensed professional electrician. Open Junction box Loose/Unsecured Wiring 8.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling

31 fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments: Repair or Replace One or more electrical fixtures require proper installation/securing. (ex. basement hallway) 8.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE Comments: Repair or Replace At least two "three-prong" outlets are outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) in the kitchen, in the basement and at the exterior. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. 8.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) 8.6 LOCATION OF MAIN AND DISTRIBUTION PANELS The main panel box is located at the basement. Main Panel Location 8.7 SMOKE DETECTORS Comments: Not Inspected Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit CARBON MONOXIDE DETECTORS There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions. 8.9 Generator Controls The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

32 9. Heating / Central Air Conditioning The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Furnace Heat Type: Forced Air Heat System Brand: MILWAKEE Serial # : G Filter Size: Incorrect size Energy Source: Oil Ductwork: Non-insulated Types of Fireplaces: None Styles & Materials Number of Heat Systems (excluding wood): One Filter Type: Disposable Number of Woodstoves: None Inspection Items 9.0 HEATING EQUIPMENT Date of last service is unknown. Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician annually in the future. 9.1 NORMAL OPERATING CONTROLS 9.2 AUTOMATIC SAFETY CONTROLS Furnace 9.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)

33 9.4 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM 9.5 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems) Comments: Repair or Replace Metal rain cap on chimney crown is missing. Recommend installation of a rain cap to prevent further moisture intrusion. No Rain Cap 9.6 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) 9.7 GAS/LP FIRELOGS AND FIREPLACES 9.8 COOLING AND AIR HANDLER EQUIPMENT Signs of moisture The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

34 10. Out Building Inspection Items 10.0 FOUNDATIONS (If all crawlspace areas are not inspected, provide an explanation. An opinion on performance is necessary) Out buildings/sheds are not on a permanent foundation, rather on blocks and therefore not necessarily considered permanent structures. Rear Right Shed 10.1 GRADING and DRAINAGE Comments: Repair or Replace Gutters and drain lines are needed or erosion or water intrusion can occur. Rear Left Shed 10.2 ROOF COVERING (If the roof is inaccessible, report the method used to inspect) 10.3 ROOF STRUCTURE AND ATTIC (If the attic is inaccessible, report the method used to inspect) 10.4 WALLS (interior and Exterior) 10.5 CEILING and FLOORS 10.6 DOORS (Interior and Exterior) 10.7 WINDOWS 10.8 FIREPLACE/CHIMNEY 10.9 BRANCH CIRCUITS-CONNECTED DEVICES AND FIXTURES (Report as in need of repair the lack of ground fault circuit protection where required.) SMOKE DETECTORS HEATING EQUIPMENT WATER SUPPLY SYSTEM AND FIXTURES DRAINS, WASTES, VENTS Not Inspected Comments: Not Inspected The buildings are not considered permanent structures and were not thoroughly inspected other than for environmental and safety reasons. Their structure is not intended for living areas and are not typically heated or have typical plumbing. Limited electrical supply noted.

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36 11. Water Wells Water Tank Pump Type: Below ground 11.0 WELL PUMP AND EQUIPMENT 11.1 FILTERS AND CONDITIONERS Comments: Not Inspected Styles & Materials Accessories: Air bladder tank Inspection Items

37 12. Septic System Septic Tank: Below ground Styles & Materials Inspection Items 12.0 SEPTIC FIELD Septic Field was examined and found to be in adequate condition considering the age of the system and history of use. Water was found in sample pit (expected). The field is of typical size (15' x 30') for size of home and has reportedly been expanded by homeowner to ensure field was oversized. This was not verified. Suggest pumping in the Fall of 2009 based on average use. Sample Pit at Field 12.1 BOOSTER PUMP AND ALARM, Repair or Replace The alarm system for septic pump was not installed, connected or plugged in during my inspection. A septic pump alarm sounds if pump fails. Toilets or fixtures should not be used until pump is working or waste can back up into fixtures. A qualified person should repair or replace as needed. No Alarm installed 12.2 VISIBLE INSPECTION OF INSIDE TANK The septic tank was inspected by access through an above ground lid and appears to be functioning properly as their were no evidence to suggest otherwise. Tank is approximately 1000 gallon concrete. Prepared Using HomeGauge SHGI (c) : Licensed To Campbell Property Inspections

38 General Summary Campbell Property Inspections 20 Yeaton Lane Pittston, ME Customer Mr. John Address 456 Main Street Augusta ME The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Roofing / Chimneys / Roof Structure and Attic 1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS Not Inspected, Repair or Replace (1) The roof includes one or more skylights, which are notoriously problematic and a common point of leaks. There are different methods of installing them and, although opinions will vary, some methods are better than others. Therefore, it will be important to keep the area around them clean and to monitor them for evidence of leaks. (2) Due to height and snow conditions, a complete inspection of the chimney, skylights and other penetrations was not possible. Recommend further evaluation at time the upper roof is inspected. (3) The chimney does not have a weather cap/spark arrestor, which is recommended. 2. Exterior 2.0 WALL CLADDING FLASHING AND TRIM Repair or Replace (1) Logs require annual maintenance including but not limited to sealing (stain etc...) and chinking of joints to prevent moisture deterioration and penetration.

39 2. Exterior 2.2 WINDOWS Repair or Replace The wood trim is peeling paint at most windows. Further deterioration may occur if not repaired. I recommend a qualified contractor inspect and repair as needed. 2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS Repair or Replace (1) The deck band is not attached properly to the wall or band of the home. It should have proper "Lag Screws" or "Carriage Bolts" installed as needed. Recommend review by qualified contractor to ensure proper attachment is achieved (such as metal joist hangers etc...). 2.7 OUTLETS (exterior) Repair or Replace The exterior duplex outlet at the front of home is not GFCI protected. This is a safety issue that needs to be corrected. A qualified licensed electrical contractor should perform repairs that involve wiring. 3. Kitchen Components and Appliances 3.6 PLUMBING DRAIN AND VENT SYSTEMS Inspected, Repair or Replace The waste line has a S-trap, and should be changed to a P-trap and "Auto-vent" at the Kitchen sink. A s- trap can sometimes gurgle (struggling for air when draining water), or if not used for long periods can evaporate the water in the trap and cause sewer odors to leak out. A s-trap can sometimes lose the water in the trap through a pressure drop in the sewage system (outside the house). A qualified licensed plumber should repair or correct as needed RANGES/OVENS/COOKTOPS Inspected, Repair or Replace The range is not equipped with an anti-tip device, which prevents the range from tipping, or its contents from spilling, should a child attempt to climb on it or its open door. This is a recommended safety feature that should be installed, and particularly if small children occupy or visit the residence. 4(A). Living Room 4.3.A STEPS, STAIRWAYS, BALCONIES AND RAILINGS Inspected, Repair or Replace The balusters on the guard rail at the stairs to basement and the upstairs are spaced to far apart for safety. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. A qualified person should repair or replace as needed. 4(B). Bedrooms 4.4.B WINDOWS (REPRESENTATIVE NUMBER) Repair or Replace (1) One window cloudy (lost seal) at the Bedroom(s) (at top of stairs). In order to correct the cloudy appearance of glass, a replacement of glass pane or the unit will be necessary. A qualified person should repair or replace as needed. (2) One window was stuck or painted shut at the Master Bedroom. This is a maintenance issue and is for your information. A qualified person should repair or replace as needed. *Homeowner was able to free up the window (snow & ice) which was frozen. 4(D). Finished Basement 4.6.D OUTLETS SWITCHES AND FIXTURES

40 4(D). Finished Basement Repair or Replace (1) The light fixture is loose at end of hall. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. 5(A). Master Bath 5.9.A FLOORS Inspected, Repair or Replace Wood covering is stained around toilet indicating a leak did or still exists at the master bath. This damage is considered cosmetic. I recommend monitor and repair or replace if the leak repair was not successful. 5(C). Downstairs Bath 5.5.C OUTLETS SWITCHES AND FIXTURES Repair or Replace At least One "three-prong" outlet is outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) lower level bath. This is a safety issue that needs to be corrected. A qualified licensed electrical contractor should perform repairs that involve wiring. 5.8.C WALLS Not Present, Repair or Replace Signs of fungi growth is present on the walls along water heater/lower level bath room area in at least one area. We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. I recommend you contact a mold inspector or expert for investigation or correction if needed. 5(D). Laundry 5.4.D PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Repair or Replace (1) The hot and cold water supply hoses at clothes washer are rubber and metal braided hoses are recommended to prevent future leaking. I recommend repair or replace as needed. 5.5.D OUTLETS SWITCHES AND FIXTURES Repair or Replace At least one "three-prong" outlet is outdated and not a three-prong GFCI (Ground Fault Circuit Interrupt) washer/dryer room. Further inspection is needed by a qualified licensed electrical contractor. I recommend repair as needed. 6. Structural Components 6.6 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT) Repair or Replace The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protection to the floor system from moisture or dampness that can enter from ground. A qualified person should repair or replace as needed. 7. Plumbing System 7.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS Repair or Replace Clothes washer drain does not have proper trap installed. Recommend further review by professional