Pre-Home Inspection Report

Transcription

1 Centreville, VA Pre-Home Inspection Report Sterling, VA

2 Page 1 of 34 Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Roof 1. Leader/Extension: None - -- Leader/Extensions added to downspouts help direct water away to help prevent water penetration to home. It is recommended directing water at least 5 feet away from home.

3 Page 2 of 34 Marginal Summary (Continued) Lots and Grounds 2. Steps/Stoops: Concrete " lip leading from walkway to driveway. This is a tripping hazard. 3. Vegetation: Bushes and Trees - -- All vegetation is recommended to be trimmed at least 12" from the home to keep moisture and infestation insects easier access to home. Overgrown vegetation along house and fence should be trimmed. 4. Fences: Wood - -- Missing and broken boards on fence.

4 Page 3 of 34 Lots and Grounds (Continued) Fences: (continued) Exterior 5. Main Exterior Surface Siding Type: Brick veneer, Vinyl siding - -- Broken vinyl siding. This can allow water and infestation to penetrate home.

5 Page 4 of 34 Marginal Summary (Continued) 6. Shutters: Vinyl - -- Loose shutter on lower level. Garage 7. Attached Garage Garage Doors: Aluminum - -- Bottom frame on garage door is bent. Bathroom 8. Basement Bathroom Electrical: 110 VAC GFCI - -- GFCI not working. Recommend further evaluation by a qualified contractor.

6 Page 5 of 34 Marginal Summary (Continued) Kitchen 9. 1st Floor Kitchen Ventilator: Zephyr - -- Siding has melted spots because of improper vent flashing st Floor Kitchen Electrical: 110 VAC - -- Light switch between kitchen and family room is not working properly. Very sensitive to touch instead of easy on/off. Recommend replacing st Floor Kitchen Plumbing/Fixtures: PVC - -- No aerator on kitchen faucet. Living Space 12. Dining Room Living Space Windows: Vinyl casement - -- Broken window clips.

7 Page 6 of 34 Living Space (Continued) Windows: (continued) Laundry Room/Area 13. 2nd Floor Laundry Room/Area Dryer Vent: Metal flex - -- Dryer vent is crushed...very little air flow. This can cause lint build up and is a safety concern. Keep vent from creasing and with 90 degree bend minimal. It's best to use a flex hose at this connection. Plumbing 14. Basement Water Heater Water Heater Operation: Functional at time of inspection - -- Water temperature is 148 degrees. This is a safety concern. Recommend adjusting temperature to 120 degrees.

8 Page 7 of 34 Marginal Summary (Continued) Air Conditioning 15. Basement AC System Refrigerant Lines: Suction line and liquid line - -Insulation is worn and should be replaced.

9 Page 8 of 34 Table of Contents Definitions 9 General Information 9 Disclaimer 10 Roof 11 Lots and Grounds 14 Exterior 16 Structure 18 Garage 19 Attic 20 Basement 21 Fireplace/Wood Stove 22 Bathroom 22 Bedroom 24 Kitchen 26 Living Space 28 Laundry Room/Area 29 Electrical 30 Plumbing 31 Air Conditioning 32 Heating System 33

10 Page 9 of 34 Definitions NOTE: The summary should not be used in place of the entire report. It is designed to give the reader a quick idea of the types of problems and areas of the report that major problems will be found in. Be sure to read the entire report for a complete understanding of the condition of this building. ITEMS IN RED OR GREEN WILL BE INCLUDED IN THE SUMMARY. MAINTENANCE ITEMS IN BLUE ARE NOT BROUGHT TO THE SUMMARY. Where deficiencies are observed or repairs are recommended throughout the report, further evaluation is advised by a licensed contractor proficient in that trade and repairs done as needed. Often more work is needed than is readily apparent or initially observed. A Acceptable Functional with no obvious signs of defect. NP Not Present Item not present or not found. NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. M Marginal Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address: City: Sterling State: VA Zip: Contact Name: Phone: Client Information Client Name: Client Address: City: State: Zip: Phone: ying.z.chen@gmail.com Inspection Company Inspector Name Mark Sebastian Company Name Address Inspection Company City: Centreville State: VA Zip: Inspection Company Phone: Inspection Company marksebastian@live.com File Number: 0118 Amount Received: $275 Conditions Others Present: None Property Occupied: Vacant Estimated Age: N/A Entrance Faces: South Inspection Date: 06/8/2018 Start Time: 10:30 End Time: 12:30

11 Page 10 of 34 General Information (Continued) Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature: 88 Degrees Weather: Sunny Soil Conditions: Dry Space Below Grade: Basement Building Type: Single family Garage: Attached Sewage Disposal: City How Verified: Sellers Agent Water Source: City How Verified: Sellers Agent Additions/Modifications: None Permits Obtained: N/A How Verified: N/A Disclaimer This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the building, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation will be performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. The inspection fee is based on one visit to the property at the time scheduled. If additional visits are required due to utilities being off or limited access to some areas, additional charges will apply. Within the Scope of Inspection (Exterior): Landscaping, Retaining Walls, Gutters, Downspouts, Sidewalks, and Driveways (both the condition of and as they affect foundation drainage,) Roof, Chimney, Flashing, and Valleys, (for evidence of water penetration and a description of materials,) Siding, Fascia, Soffit, Walls, Windows, Doors, Foundation, Attached porches/decks/balconies/patios/garages (both structural and condition of). Within the Scope of Inspection (Interior): Plumbing system: water supply, drains, vents, water heaters, fixtures, and locating (but not testing) shut off valves. Electrical system: service drop, service panel, ground wire, GFCI plugs, switches, receptacles, installed fixtures, and smoke detectors. Heating/cooling system: permanent systems, operating controls, filters, ducts, insulation, vapor barrier, and ventilation. Bathrooms/kitchen/other rooms: doors, windows, walls, floors (as to general condition), cabinets, counter tops, and installed fixtures. Structure: ceilings/walls/floors, stairs/basements/attic/crawl spaces (if readily accessible) as to evidence of water damage and general condition. The scope of the inspection is limited to the description and the general condition of the above systems and is only valid for the day of the inspection. Outside the Scope of Inspection: Any area which is not exposed to view or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, lack of access to crawl spaces or any major system (water or electrical systems, heating system, or air conditioner) that is not currently functional is NOT INCLUDED in this inspection. Systems and conditions which are NOT within the scope of the building inspection include, but are not limited to the possible presence of, or danger from: formaldehyde, lead paint, asbestos, mold, the presence or absence of rodents/termites or other destructive pests, toxic or flammable materials, and other environmental hazards, buried oil tanks, water wells (water quality and quantity) zoning ordinances, internal or underground drainage or plumbing, efficiency measurement of insulation or heating and cooling equipment (furnace heat exchanger), geological stability or soil conditions, structural stability or engineering analysis, any systems which are shut down or otherwise secured, building code or zoning ordinance violations ---- The inspection does not include any destructive testing or dismantling. Whether or not they are concealed, the following are outside the scope of the inspection ; playground equipment, saunas, steam baths, pools or spa bodies, sprinkler systems, thermostatic or time clock controls, low voltage wiring systems, intercoms,

12 Page 11 of 34 Disclaimer (Continued) satellite dishes, television wiring, computer wiring, doorbells, security systems, exterior security lighting, heat sensors, radio controlled devices, automatic gates, elevators, lifts, and dumbwaiters, water softener or water purifier systems, solar heating systems, freestanding appliances, security alarms or personal property.---- Any general comments about these systems and conditions are informational only and do not represent an inspection. The parties agree that SEBASTIAN HOME SERVICES, LLC, and its employees and agents, assume no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage or bodily injury of any nature. The parties further agree that any liability incurred as a result of this inspection shall be limited to the amount of the inspection fee. THE INSPECTION AND THIS REPORT ARE NOT INTENDED AS, OR TO BE USED AS, A GURANTEE, WARRANTY OR INSURANCE POLICY, EXPRESSED OR IMPLIED, REGARDING THE ADEQUACY, PERFORMANCE OR CONDITION OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. Roof This inspection is made on the basis of what is visible and accessible on the day of the inspection and is not a warranty of the roof system or how long it will be watertight in the future. Roof surfaces are walked-on where conditions permit without damage to roof or endangering the inspector, unless noted otherwise below. For an accurate cost on what repairs or replacement cost will be, a licensed and insured roofing contractor should be called. All roof coverings require periodic maintenance and should be visually inspected at least once a year. Buyers are encouraged to ask sellers about the history of roof service and the presence of any prior or current roof leaks, particularly where stains are noted. Roof mounted antennas or other accessories often loosen with age and should be checked periodically. Interiors of flues or chimneys are usually not visible and, as such, are not inspected. The 2nd or 3rd story of roofs are not walked due to limitations of safety, physical restrictions or limited access. Inspector will assess the general condition and readily visible defects of the roof using a variety of methods. When safe and possible, inspector will walk the 1st story roof. We use binoculars to inspect the second story and above, or areas not readily accessible. Rarely can we access the second story or above safely under insurance and OSHA recommendations. When the upper roofs are accessible via windows, doors, decks, other roofs, etc, we will walk those as well. The interior and attic space offer additional information about the condition of the roof. Common reasons for not walking a roof include: Too steep, Loose granules, Type of roof should not be walked, Rain, Snow, Dew, Too hot, Poor or Unsafe access. If a more extensive examination is deemed necessary by you, a licensed roofing contractor with additional personnel and specialized safety equipment should be engaged. A NP NI M D Main Roof Surface Method of Inspection: On roof Unable to Inspect: 30%

13 Page 12 of 34 Roof (Continued) Material: Asphalt shingle layers of shingles. Some repairs done in past...different color shingles. Type: Gable Approximate Age: 5-10 years Overall Condition: Adequate for the age of the roof Flashing: Aluminum Valleys: None Skylights: None Plumbing Vents: PVC Electrical Mast: Underground utilities Gutters: Aluminum Downspouts: Aluminum

14 Page 13 of 34 Roof (Continued) Leader/Extension: None - -- Leader/Extensions added to downspouts help direct water away to help prevent water penetration to home. It is recommended directing water at least 5 feet away from home.

15 Page 14 of 34 Lots and Grounds Inspection of the grounds is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is only limited to areas around the exterior and the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. The inspection of the lawn irrigation system is not part of a standard home inspection. A NP NI M D Driveway: Concrete Walks: Concrete Steps/Stoops: Concrete " lip leading from walkway to driveway. This is a tripping hazard. Porch: Concrete Patio: Deck: Painted wood - -- Raised nails and splintered wood on small deck leading to garage. Raised nails on deck. Both are safety concerns. Spintered wood

16 Page 15 of 34 Lots and Grounds (Continued) Deck: (continued) Balcony: Rubber membrane Grading: Moderate slope Swale: Adequate slope and depth for drainage Vegetation: Bushes and Trees - -- All vegetation is recommended to be trimmed at least 12" from the home to keep moisture and infestation insects easier access to home. Overgrown vegetation along house and fence should be trimmed. Window Wells: Retaining Walls:

17 Page 16 of 34 Lots and Grounds (Continued) Basement Stairwell: Basement Stairwell Drain: Exterior Surface Drain: Fences: Wood - -- Missing and broken boards on fence. Lawn Sprinklers: Exterior Construction of newer homes usually use less dense wood that are vulnerable to rot do to water penetration, especially at exposed joints. These areas consist of; around siding, trim close to the lower roof surface, porch columns, door, window sills, fascia boards, lower panels and rails of garage doors, lower panels of unprotected entry doors and door trim in contact with concrete slabs. Regular caulking and painting helps prevent this type of damage. Minor cracks are typical in many foundations and most do not represent a structural problem. All concrete slabs experience some degree of cracking due to shrinkage in the drying process. All exterior grades should allow for surface and roof water to flow away from the foundation. Chimney inspections are limited and written only to whats viewable. We recommend further evaluation by a licensed chimney sweep in any chimney older than 25 years of age. This report is not intended as a termite clearance. We recommend you obtain the services of a licensed pest control operator to determine the presence of any termite infestation.

18 Page 17 of 34 Exterior (Continued) A NP NI M D Main Exterior Surface Siding Type: Brick veneer, Vinyl siding - -- Broken vinyl siding. This can allow water and infestation to penetrate home. Trim: Wood Fascia: Wood Soffits: Vinyl Door Bell: Hard wired Entry Doors: Metal Patio Door: Glass Sliding Door. Lintels: Metal Sidelite Windows: Tempered glass with composite trim Windows: Vinyl casement Storm Windows: Window Screens: Vinyl mesh Basement Windows: Hoper type Shutters: Vinyl - -- Loose shutter on lower level. Exterior Lighting: Surface mount Exterior Electric Outlets: 110 VAC GFCI Hose Bibs: Rotary Gas Meter: Exterior surface mount at side of home

19 Page 18 of 34 Exterior (Continued) Main Gas Valve: Located in the basement Structure The following opinion is based on an inspection of the visible portion of the foundation and structural components. Most building inspectors are not licensed structural engineers, and as such cannot legally render a structural opinion. Masonry foundation walls commonly develop minor settlement or shrinkage cracks over time, and should be caulked or sealed as part of ongoing maintenance. Any cracks that are significant in the opinion of the inspector are discussed below. Periodic entry of ground water/surface rain run-off should be expected at basement walls during times of prolonged rainfall or melting snows. As a first attempt to remedy, check the grading and water runoff control (gutters and downspouts) around the perimeter of the house for needed improvements. We suggest having any cracks wider than 1/4" or long horizontal cracks in a foundation wall evaluated by a structural engineer. In general, small cracks in older homes are considered normal as most buildings are moving to some degree. Any large cracks in a foundation could cause serious problems and should be monitored for future movement by taking photos of them and rechecking for changes periodically. That does not necessarily mean a crack needs repair immediately or perhaps at all. If cracks widen significantly within a few years further evaluation is recommended by a licensed structural engineer. A NP NI M D Structure Type: Wood frame Foundation: Poured Differential Movement: No movement or displacement noted at the time of inspection Beams: Not Visible do to finished basement Bearing Walls: Frame Joists/Trusses: Engineered Piers/Posts: Not Visible do to finished basement Floor/Slab: OSB or plywood Stairs/Handrails: Wood handrails, stairs carpeted (basement) Subfloor: Plywood

20 Page 19 of 34 Garage Any holes between the garage wall and the residential living space should be sealed with fire rated material such as fire rated drywall. The installation of pull down stairs in the garage is a prime example of an improper hole cut into the roof, but is commonly done. Garage door openers should be tested monthly to verify proper operation including safety features like electric eyes and proper bounce back when met by an obstruction. Garage doors need maintenance including, painting, oiling the rollers and chains, tightening nuts and bolts along with inspection of older springs. Some older garage doors do not have the newer safety devices that prevent the door from closing on children. In these cases we routinely recommend replacement. It is not a good idea to plug freezers and refrigerators into GFCI outlets in the garage as they are easily tripped by occupants inside or electrical storms and food may spoil. A NP NI M D Attached Garage Type of Structure: Attached Car Spaces: 2 Garage Doors: Aluminum - -- Bottom frame on garage door is bent. Door Operation: Mechanized Door Opener: Navigator Exterior Surface: Roof: Roof Structure: Service Doors: Metal Ceiling: Paint Walls: Paint Floor/Foundation: Poured concrete Hose Bibs: Electrical: 110 VAC GFCI Smoke Detector: Heating: Windows: Vinyl casement Gutters:

21 Page 20 of 34 Garage (Continued) Downspouts: Leader/Extensions: Attic The inspection of the attic is limited to areas visible from walking areas only. No insulation is moved or disturbed in the scope of an attic inspection. There is always a possibility for damage, mold, stains, improper wiring, disconnected ducting or venting, disconnected or broken pipes, truss damage and other defects hidden from view by insulation or accessibility. The inspector will not walk anywhere in the attic that he deems unsafe at the time of the inspection or could potentially cause damage to the home. The attic inspection will be limited to the hatch area in temperatures over 120 degrees for the safety of the inspector. Attics should be properly ventilated to maintain a temperature as close to the outside temperature. This reduces the chance of condensation under the roof deck during the winter months and conserves A/C energy during the summer months. A NP NI M D Main Attic Method of Inspection: From the attic access Unable to Inspect: 60% Roof Framing: 2x4 Rafter and Trusses Sheathing: OSB (Oriented Strand Board) Ventilation: Ridge and soffit vents Insulation: Blown in Insulation Depth: Average above 12" Vapor Barrier: None Attic Fan: None House Fan: None Wiring/Lighting: 110 VAC lighting circuit Moisture Penetration: No visible water penetration was observed at the time of inspection. Bathroom Fan Venting: Exiting exterior

22 Page 21 of 34 Basement While basements today are often used as living spaces, they in many cases were not built to repel water adequately. If water collects near the foundation the odds on it getting into the basement or crawlspace are very high. A home inspection is a snapshot in time and most basements have had water infiltration at some point in the past. Where we see evidence of water penetration we will report it, but in many cases walls and or floors have been painted, finished, carpeted, and/or blocked by storage. In these cases there may not be evidence of past or even current leakage. The only way to be certain that a basement or crawlspace does not leak is to observe conditions over a prolonged period of wet conditions. Where viewed we routinely test these areas with a moisture meter, however we cannot always tell if the area will leak in the future. When moisture conditions are elevated it is common to have microbial growth. Mold cannot be determined with certainty without lab analysis. The home inspection is not a mold evaluation and if the inspector suspects possible mold, he will refer you to a mold specialist. A NP NI M D Main Basement Unable to Inspect: 30% Ceiling: Paint Walls: Paint Floor: Carpet Floor Drain: Surface drain Doors: Hollow wood Windows: Hopper type Electrical: 110 VAC Smoke Detector: Hard wired with battery back up HVAC Source: Air exchange ventilation Vapor Barrier: Not Visible Insulation: Ventilation: Windows, basement door, air exchange Sump Pump: None Moisture Location: No visible moisture was observed during the time of inspection. Basement Stairs/Railings: Wood handrails, stairs carpeted (basement)

23 Page 22 of 34 Fireplace/Wood Stove All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Chimney/Woodstove flues and flue interiors are NOT Inspected. A NP NI M D Family Room Fireplace Freestanding Stove: Insert Fireplace Construction: Installed Gas log Fireplace Insert: Standard Smoke Chamber: N/A Flue: Metal Damper: Hearth: Flush mounted Type: Gas log Overall Condition: Not Tested Bathroom Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Small imperfections can allow water to get into the wall or floor areas and cause damage. Damage to the structure including wood rot, mold and mildew under areas that have had leakage either in the past or currently is always a possibility and should be anticipated in areas that have had prolonged leaks. Proper ongoing maintenance will be required in the future. Expect a slow drain in at least one fixture or pipe in a bath every so often. Check for leaks both at the sink spout and under the sink every few months as leaks can develop at any time. A NP NI M D Basement Bathroom Closet: Ceiling: Paint Walls: Paint Floor: Vinyl floor covering Doors: Hollow wood Windows:

24 Page 23 of 34 Bathroom (Continued) Electrical: 110 VAC GFCI - -- GFCI not working. Recommend further evaluation by a qualified contractor. Counter/Cabinet: Wood Sink/Basin: Porcelain Faucets/Traps: Moen fixtures with a PVC trap Tub/Surround: Shower/Surround: Fiberglass pan and ceramic tile surround Spa Tub/Surround: Toilets: Kohler, 1.6 Gallon Tank HVAC Source: Air exchange ventilation Ventilation: Electric ventilation fan 2nd floor main Bathroom Closet: Ceiling: Paint Walls: Paint Floor: Ceramic tile Doors: Hollow wood Windows: None Electrical: 110 VAC GFCI Counter/Cabinet: Wood Sink/Basin: Porcelain Faucets/Traps: Moen fixtures with a PVC trap Tub/Surround: Fiberglass tub and ceramic tile surround Shower/Surround: Spa Tub/Surround: Toilets: Kohler, 1.6 Gallon Tank HVAC Source: Air exchange ventilation Ventilation: Electric ventilation fan 2nd floor main, Master Bathroom Closet: None Ceiling: Paint Walls: Paint Floor: Ceramic tile Doors: Hollow wood

25 Page 24 of 34 Bathroom (Continued) Windows: Vinyl casement Electrical: 110 VAC GFCI Counter/Cabinet: Wood Sink/Basin: Porcelain Faucets/Traps: Moen fixtures with a PVC trap Tub/Surround: Fiberglass tub and ceramic tile surround Shower/Surround: Fiberglass pan and ceramic tile surround Spa Tub/Surround: Toilets: Briggs 1.6 gal HVAC Source: Air exchange ventilation Ventilation: Electric ventilation fan 1st floor main Half Bathroom Closet: Ceiling: Paint Walls: Paint Floor: Hardwood Doors: Hollow wood Windows: None Electrical: 110 VAC GFCI Counter/Cabinet: Stand alone Porcelain Sink Sink/Basin: Porcelain coated Faucets/Traps: Moen fixtures with a PVC trap Toilets: Briggs 1.6 gal HVAC Source: Air exchange ventilation Ventilation: Electric ventilation fan Bedroom The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. Moving storage items and furniture are outside the scope of this inspection. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not always reported. The condition of the floors underlying and floor coverings is not inspected. A NP NI M D 2nd Floor Master Bedroom Closet: Walk In Ceiling: Paint Walls: Paint

26 Page 25 of 34 Bedroom (Continued) Floor: Carpet Doors: Hollow wood Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery 2nd Floor Single Bedroom Closet: Single Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood Windows: Aluminum casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery 2nd Floor Single #2 Bedroom Closet: Single Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery 2nd Floor Single #3 Bedroom Closet: Single Ceiling: Paint Walls: Paint Floor: Carpet Doors: Hollow wood Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery back up back up back up back up

27 Page 26 of 34 Kitchen Inspection of stand alone freezers, portable microwaves, and after market water filtration systems and under cabinet lights are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Appliances are tested for basic operation in one mode only. We do not test all aspects, controls, cycles and speeds and operational temperature of each appliance in the scope of this inspection. No tools are used when testing the appliances. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. There is often floor damage under dishwashers and refrigerators that may not be discovered until the units are moved for service or replacement. A NP NI M D 1st Floor Kitchen Cooking Appliances: Whirlpool Ventilator: Zephyr - -- Siding has melted spots because of improper vent flashing. Disposal: Badger, In-sinkerator Dishwasher: Whirlpool Air Gap Present? Yes No Trash Compactor: Refrigerator: Whirlpool Microwave: Sink: Stainless Steel

28 Page 27 of 34 Kitchen (Continued) Electrical: 110 VAC - -- Light switch between kitchen and family room is not working properly. Very sensitive to touch instead of easy on/off. Recommend replacing. Plumbing/Fixtures: PVC - -- No aerator on kitchen faucet. Counter Tops: Formica Cabinets: Wood Pantry: Single Ceiling: Paint Walls: Paint Floor: Hardwood Doors: None Windows: Vinyl casement HVAC Source: Air exchange ventilation

29 Page 28 of 34 Living Space A NP NI M D Dining Room Living Space Closet: Ceiling: Paint Walls: Paint Floor: Hardwood Doors: Windows: Vinyl casement - -- Broken window clips. Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery back up Family Room Living Space Closet: Ceiling: Paint Walls: Paint Floor: Hardwood Doors: Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Living Room Living Space Closet: Ceiling: Paint Walls: Paint Floor: Hardwood Doors: Windows: Vinyl casement Electrical: 110 VAC HVAC Source: Air exchange ventilation Smoke Detector: Hard wired with battery back up

30 Page 29 of 34 Laundry Room/Area In a residential inspection laundry appliances are usually not tested but visually inspected. Some appliances are tested for basic operation in one mode during the inspection as a courtesy. The condition of any walls or flooring hidden by them cannot be judged. It is recommended that any washer installed over a finished area be installed within a drain pan to help control potential leakage. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. We strongly recommend metal dryer vents instead of plastic or foil ones and braided metal washer supply hoses instead of rubber ones. A NP NI M D 2nd Floor Laundry Room/Area Closet: Ceiling: Paint Walls: Paint Floor: Vinyl floor covering Doors: Hollow wood Windows: Electrical: 110 VAC/220 VAC Smoke Detector: HVAC Source: Laundry Tub: Laundry Tub Drain: Washer Hose Bib: Rotary Washer and Dryer Electrical: VAC Dryer Vent: Metal flex - -- Dryer vent is crushed...very little air flow. This can cause lint build up and is a safety concern. Keep vent from creasing and with 90 degree bend minimal. It's best to use a flex hose at this connection. Dryer Gas Line: Washer Drain: Floor Drain:

31 Page 30 of 34 Electrical This report addresses the visible/accessible portions only of the primary electrical power distribution system serving the building and their apparent condition without in-depth testing. In most buildings due to time constraints and access, we test a representative number of outlets, switches and fixtures. We do not expect to find every improperly wired outlet or defective light fixture in the scope of a standard inspection. We will be glad to come back and do a comprehensive testing of all electrical components another time for an additional fee if desired. You should assume if we find a couple of electrical problems there are more that also need repair. This is not a code compliance inspection. In most buildings there is electrical wiring, installations and connections that would not comply with the ever changing building code. We recommend any electrical repair be done by a licensed electrician. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. In many areas hard wired smoke detectors are now required in each bedroom either when a home is constructed or being remodeled. We also recommend carbon monoxide detectors be installed on any level with combustion appliances and at all sleeping levels. We do not verify adequate load distribution of circuits in the building. It is not uncommon, especially in an older building to have problems with tripping breakers or blowing fuses when multiple devices are operating simultaneously. Ground fault or (GFCI) outlets and Arc fault circuits (AFCI) are recommended for all homes built today. They are a wise upgrade to any older home not equipped with them. Typically, the GFCI outlets will be protecting the user from electrocution in kitchens, baths, garage, pool, hot tub and exterior outlets along with any other potentially wet area. AFCI breakers will be protecting bedrooms from fires resulting from an arcing of the electrical current. Any ceiling fans are checked for general operation only. Intercom and sound system equipment and their components are not addressed by this inspection. A NP NI M D Service Size Amps: 200 Volts: VAC Service: Aluminum 120 VAC Branch Circuits: Copper 240 VAC Branch Circuits: Aluminum Aluminum Wiring: Not present Conductor Type: Non-metallic sheathed cable Ground: Plumbing and rod in ground Smoke Detectors: Hard wired with battery back up - -- Smoke Detectors have a 10 year life span. Recommend checking/replacing batteries every 3 to 6 months. Basement Electric Panel Manufacturer: Cutler-Hammer Maximum Capacity: 200 Amps Main Breaker Size: 200 Amps Breakers: Copper and Aluminum Fuses: AFCI: GFCI: Is the panel bonded? Yes No

32 Page 31 of 34 Plumbing Inspection of plumbing components is limited to what is visible at time of the inspection. The presence and condition of Well and Septic systems are not determined or inspected--these systems need to be evaluated by qualified well and septic companies or the local county health department. Water quality or hazardous materials (lead) testing is available from local testing labs. All underground or otherwise concealed piping related to water supply, waste, or sprinkler (fire-suppression or lawn) use are excluded from this inspection. Water conditioning systems and solar water heating systems are, likewise, not inspected, have these inspected by qualified contractors specializing in these systems. Leakage or deterioration in underground piping cannot be detected by this visual inspection. Further evaluation by a plumber or well/septic contractor is required to determine material and condition. The shut-off valves and safety valves within the house are not tested as these very often begin to leak or break due to age and infrequency of use. All plumbing fixtures and faucets are operated unless otherwise noted. A NP NI M D Service Line: High Density Polybutelene Main Water Shutoff: Basement Water Lines: Copper Drain Pipes: PVC Service Caps: Accessible Vent Pipes: PVC Gas Service Lines: Insulflex Basement Water Heater Water Heater Operation: Functional at time of inspection - -Water temperature is 148 degrees. This is a safety concern. Recommend adjusting temperature to 120 degrees. Manufacturer: State Select Model Number: GS650YBRT 300 Serial Number: 1226A Type: Natural gas Capacity: 50 Gal. Approximate Age: 2012 Area Served: Whole building Flue Pipe: Single wall TPRV and Drain Tube: CPVC Overall Condition: Adequate

33 Page 32 of 34 Air Conditioning The heating and cooling system when tested, is tested for basic safe operation from a visual standpoint. All possible combinations of operation are not tested. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Cooling systems cannot be tested in cool weather below 60 degrees. If the AC unit is older than 10 years we recommend you purchase a one year warranty on the property. Normal service and maintenance contract with an HVAC contractor is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. A NP NI M D Basement AC System A/C System Operation: Appears serviceable Condensate Removal: Gravity Exterior Unit: Located at the rear of home. Manufacturer: Trane Model Number: 4TTX5060A1000BB Serial Number: 12263CXN2F Area Served: Whole building Approximate Age: 2012 Fuel Type: 220 VAC Temperature Differential: 19 Degrees Type: Central A/C Capacity: 3.5 Ton Visible Coil: Copper core with aluminum fins Refrigerant Lines: Suction line and liquid line - -- Insulation is worn and should be replaced. Electrical Disconnect: Breaker disconnect Exposed Ductwork: Metal, Insulated flex Blower Fan/Filters: Direct drive with disposable filter Thermostats: Individual

34 Page 33 of 34 Heating System A NP NI M D Basement Heating System Heating System Operation: Appears functional Manufacturer: Trane Model Number: N/A Serial Number: N/A Type: Forced air Capacity: N/A Area Served: Whole building Approximate Age: 2012 Fuel Type: Natural gas Heat Exchanger: Unable to Inspect: 65% Blower Fan/Filter: Direct drive with disposable filter Distribution: Metal duct Circulator: Gravity Draft Control: Manual Flue Pipe: Double wall Controls: Shut off switch Devices: Expansion tank Humidifier: None Thermostats: Individual Tank Location: N/A Suspected Asbestos: No Final Comments A visual inspection of the above referenced property was performed. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report and all cosmetic items are not addressed as they are subjective. A warranty is neither expressed nor implied. This report is not an insurance policy nor a warranty service. The role of the inspector is not intended to identify a repair list for the seller. Potential buyers often incorrectly view a property inspection report as a mandatory repair list for every condition discovered. Private real estate home inspectors, unlike city or county inspectors, are not code enforcement officers. Our primary objective is to inspect the property in order to discover any VISIBLE conditions that might require repairs and/or maintenance. Most building structures have conditions that need addressing, some major and some minor. Ownership, as opposed to leasing or renting, comes with certain responsibilities including ongoing maintenance and the repair and replacement of components as they age and wear out. Consideration should be given to resolving all reportable conditions by licensed trades people, especially on electrical or health/life safety items, prior to close of escrow. Some conditions are the result on normal wear and tear.

35 Page 34 of 34 Final Comments (Continued) Thank you for selecting for your home inspection needs. If you have any questions regarding the inspection report, please feel free to call. Im including a list of items for proper maintenance and/or things to look out for as a home owner. 1. We recommend getting a home warranty for appliances in your home. Even though some appliances can last beyond their intended life, unexpected occurrences can happen. 2. Heating furnace filters: these should be checked and/or replaced every 3 months for proper efficiency. 3. Check basement drain around furnace and water heater every so often. 4. Check water drain outside basement doors during heavy rains and make sure debris is not clogging drain. 5. We recommend getting a backup system for your sump pump. This allows your sump pump to work during a power failure and possible water damage in basement. 6. Smoke Detectors: it is recommended to replace them at least every 10 years and replace batteries between 3-6 months. 7. We recommend get C02 (carbon monoxide detectors) for each level of the home. 8. Drain your external hose bib lines before every winter season to keep them from freezing. 9. Have the water blown from your lawn sprinkler hoses before every winter season to keep them from freezing. 10. Have an HVAC (Heating and Air Conditioning) contractor service your systems once a year. 11. Check around windows and doors (inside and out) for cracked caulk and reseal to keep air and water penetration. 12. Once a year, vacuum your refrigerator coils in the back to extend its life and function. 13. Once a year, check or clean your dryer ventilation of any lint or debris. 14. Once a year, check above your stove (microwave ventilation filter) and clean filter.