Property Inspection Report

Transcription

1 Property Inspection Report 1 Main St. Manchester, NH Prepared for: John Smith Prepared by: 15 Bowman Parade Rd. Bedford, NH Steve Gaudet, NH Lic # 188 ph:

2 Page 1 of 32 Safety Hazard 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. Deck / Porch 1. Deck/Porch: Raised, Wood, Deck does not meet current standards. 2 x 8, 16" on center, max allowed 12' 7", observed improper span of 13' 7" Missing flashing Improperly installed 4x6 column being used as support girder. Outer rim joist missing joist hangers, pulling away. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. 2. Railings: Wood railings, Railings do not meet current standards. Missing support columns on railings, needed every 5~6 feet. Railing loose, balusters not secured, safety hazards Railing tops splintered with nail pops, safety hazards. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. 3. Stairs: Wood, Stairs do not meet current standards. Split stair stringers, stair treads loose - in need of repair Missing footings at base of stairs -needed to prevent sinking. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. Kitchen 4. Kitchen Electrical: 110 VAC GFCI, Electrical outlet behind refrigerator missing cover plate -safety hazard Basement 5. Basement Electrical: 110 VAC, Receptacle covers missing behind TV, recommend replacing for safety. Attic 6. Attic Wiring/Lighting: 110 VAC lighting circuit, Open junction boxes missing cover plates -safety hazard

3 Page 2 of 32 Repair / Replace 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. Grounds 1. Walks: Asphalt, Two cracks in walkway and sink hole before front steps, needs repair. 2. Front Entrance: Landing concrete / masonry, Settled out of level -needs repair Exterior 3. Trim: Wood & Vinyl, Areas observed Eaves, Fascia, Soffits, Rake, In need of maintenance scrape, prime and paint. 4. Front Entry Storm Door: Steel insulated door, Deteriorated in damaged in need of replacement. 5. Basement Windows: Wood double hung, Fog/condensation observed in thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Casement Windows will not rollout, damaged window in need of replacement. 6. Hose Bibs: Rear, Damaged Handle Roof 7. Gutters: Aluminum, Observed gutters improperly installed, to low from drip edge allowing rain runoff from roof to pass over top. Recommend review and repair by qualified contractor. Need cleaning 8. Leader/Extension: Missing, Leaders do not extend 6 feet beyond the foundation perimeter Kitchen 9. Kitchen Cabinets: Laminate and composite materials, Drawer left of sink damaged, missing drawer left of stove 10. Kitchen Dishwasher: Operating, Lower basket rusted needs replacing, door handle cracked. Heating System 11. Basement Heating System Heating System Operation: Fired when turned on by thermostat, No record of recent service observed. Furnace in functional condition at time of inspection. Service gas furnace for clean tune and full evaluation. The heating system should be serviced every year by a HVAC professional technician. Make sure they record the service on a tag near the heating system, including date, name of technician, and what was done.

4 Page 3 of 32 Repair / Replace Summary (Continued) Heating System Operation: (continued) Humidifier supply valves leaking, needs repair by qualified contractor. Air Conditioning 12. Main AC System Refrigerant Lines: Low pressure and high pressure, Insulation on cooling lines deteriorated -needs replacement Basement 13. Basement Bsmt Access: Basement stairway and rear walkout, Missing railings on both front and rear stair wells, which should extend from top of stairs to base. Railing on all stairs 34" to 38", grip size 1 1/4" min. 2 1/4" max. Bathroom 14. Basement Bathroom Built-in Tub: Fiberglass tub and fiberglass surround, Mixer valve not functioning properly Max temperature is 114, observed 150 on bathroom sink, both should match. Have licensed plumbing contractor make repairs. 15. Basement Bathroom Toilets: The toilet is loose at the floor and will require replacement of the wax seal. Leaking ball cock valve inside tank -needs repair 16. Basement Bathroom Fan: Electric ventilation fan, Exterior fan vent, louvers damaged needs replacement. 17. Basement Bathroom Walls: Drywall, Drywall has moisture damage, in need of repair st floor main Bathroom Built-in Tub: Fiberglass tub and fiberglass surround, Mixer valve not functional, Max temperature observed 77, in need of repair by licensed plumbing contractor. Hot water temperature in sink is 160, tub should be able to match temperature in sink st floor main Bathroom Toilets: The toilet is loose at the floor and will require replacement of the wax seal, Leaking ball cock valve inside tank -needs repair st floor main Bathroom Sink/Plumbing: Molded single bowl, Missing drain stop 21. 1st floor main Bathroom Fan: Electric ventilation fan, No exterior vent present -needs further review. Venting in attic space may be causing mold issues, needs repair. Fan needs to be turned 180, exhaust needs to face in direction of flow.

5 Page 4 of 32 Repair / Replace Summary (Continued) Bedroom 22. All Bedroom Windows: Wood double hung, All 3 bedrooms the windows will not close and latch properly, in need of repair. Interior Features 23. Stairs: Basement, Missing railing which should extend from top of stairs to base. Railing on all stairs 34" to 38", grip size 1 1/4" min. 2 1/4" max. Laundry Room/Area 24. Basement Laundry Room/Area Dryer Vent: Rigid metal, Needs cleaning 25. Basement Laundry Room/Area Washer Hose Bib: Gate valves, Missing handle Attic 26. Attic Insulation: Fiberglass, Missing insulation, needs to be installed to reduce energy loss. 27. Attic Bathroom Fan Venting: Electric fan, Bathroom improperly vents into attic and may cause moisture damage. Have qualified contractor make repairs.

6 Page 5 of 32 Fair 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. Grounds 1. Vegetation: Trees & Shrubs, Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects and any damage to home due to rubbing. Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Exterior 2. Exterior Wall Covering Type: Vinyl siding with moisture barrier, Evidence of pest, wood destroying insect damage observed. Recommend review and treatment by a licensed pest inspector prior to close. Kitchen 3. Kitchen Sink: Stainless Steel, Signs of plumbing leaks on both hot and cold supply valves. Recommend qualified plumbing contractor review and replace both valves. Electrical 4. Basement Electric Panel Breakers: Copper, Observed double tap wiring on # 9 -improper Plumbing 5. Water Supply: Private, Observed low water pressure below 38~60 psi(factory setting) observed slightly lower pressure 30~55 psi. Bathroom 6. 1st floor main Bathroom Doors: Hollow Core, Closet door will not close and lock properly -needs adjustment Attic 7. Attic Roof Framing: 2x12 Rafter, Observed rafter spread -needs monitoring Rafter spread observed in vaulted ceiling, gaps have been filled with shims.

7 Page 6 of 32 Table of Contents Definitions 7 General Information 7 Grounds 8 Exterior 9 Deck / Porch 12 Roof 15 Kitchen 17 Electrical 19 Heating System 20 Air Conditioning 22 Plumbing 23 Basement 24 Bathroom 25 Bedroom 28 Interior Features 29 Laundry Room/Area 30 Attic 30

8 Page 7 of 32 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Functional with no obvious signs of defect. Safety Hazard Denotes a condition that may be unsafe and in need of prompt attention. Recommend further evaluation by a qualified professional, tradesman, or service technician beyond that provided by the home inspection. Repair / Replace Item needs immediate repair or replacement. It is unable to perform its intended function. Fair Item is not fully functional and requires repair or servicing. Some cases replacement may be required shortly, i.e: roofs. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, not present or disconnected at time of inspection. General Information Property Information Property Address 1 Main St. City Manchester State NH Zip Contact Name John Smith Phone Fax Client Information Client Name John Smith steve@gaudethomeinspections.com Inspection Company Inspector Name Stephen Gaudet Company Name Address 15 Bowman Parade Rd. City Bedford State NH Zip Phone Fax steve@gaudethomeinspections.com Amount Received $ Conditions Others Present Buyer, Buyers agent & Sellers agent Property Occupied Occupied Estimated Age (years) 1994 / 19 yrs Size of Home (sq ft): 1043 Inspection Date 08/30/2013 Start Time 2 pm End Time 4:15 pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 73 degrees Weather Partly cloudy Soil Conditions Damp Space Below Grade Basement Building Type Single family Garage None Sewage Disposal Septic How Verified Visual Inspection

9 Page 8 of 32 General Information (Continued) Water Source Private well How Verified Visual Inspection, has water tank Grounds 1. Grading: Minor slope 2. Driveway: Asphalt driveway 3. Repair / Replace Walks: Asphalt, Two cracks in walkway and sink hole before front steps, needs repair. Sinkhole needs repair 4. Repair / Replace Front Entrance: Landing concrete / masonry, Settled out of level -needs repair 5. Fair Vegetation: Trees & Shrubs, Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects and any damage to home due to rubbing. Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness.

10 Page 9 of 32 Exterior As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer's warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (see for roof info). Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. Asphalt &Fiberglass shingles have a normal life of 15 to 30 years Roll Roofing normal life of 5 to 10 years Slate Roof normal life 30 to 75 years Asbestos Cement Shingles normal life of 30 to 50 years Metal Roof normal life 15 to 40 years Grading and drainage are probably the most significant aspects of a property, simply because of the direct and indirect damage that moisture can have on structures. More damage has probably resulted from moisture and expansive soils than from most natural disasters. Also, there should be gutters and downspouts with splash blocks that discharge away from the building. We have discovered evidence of moisture intrusion inside structures when it was raining that would not have been apparent otherwise. In addition, we recommend that downspouts do not terminate over paved areas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter. Minor settlement or "hairline" cracks in drives, walks or even foundations are are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Note that any siding, but especially composition or hardboard siding must be closely monitored. A classic example is the older style Louisiana Pacific siding, where the failure and deterioration provided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects into the home. Although rails are not required around drop-offs less than 30", consider your own personal needs and those of your family and guests. By today's standards, spindles at decks and steps should be spaced no more than 4" apart for the safety of children. Open window wells should have either grates or, preferably, a weatherproof shield installed over them. This will keep rain and snow from building up inside the well and possibly leaking into the home, as well as minimizing your liability from children and non-residents falling inside them. An egress ladder should also be installed within the well, especially at below-grade bedrooms. Thermal images of moisture problems (if any) have been confirmed with a quality moisture meter and proper repairs should only be done by a qualified professional. Moisture can be conducive to fungi-mold, decay and wood destroying insects that cannot always be seen. Also remember that more repair items may be discovered during the process of further evaluations and repairs of any item listed. Although Infrared Thermal Imaging is a far better diagnostic tool than the naked eye, it does not guarantee 100% accuracy, unless removal or destruction of components can be achieved to validate findings. When possible, other tools are used to verify Thermal Images, but even with these considerations we do not claim to have x-ray vision. Conditions may change and cause the apparent temperature readings revealed in Thermal Images to be different at any given time.

11 Page 10 of 32 Exterior (Continued) 1. Type of building: Single Family Home 2. Fair Exterior Wall Covering Type: Vinyl siding with moisture barrier, Evidence of pest, wood destroying insect damage observed. Recommend review and treatment by a licensed pest inspector prior to close. Ants 3. Repair / Replace Trim: Wood & Vinyl, Areas observed Eaves, Fascia, Soffits, Rake, In need of maintenance scrape, prime and paint. In need of paint 4. Foundation Wall Type: Poured concrete, Observed shrinkage cracks, recommend filling with mortar based caulking or epoxy 5. Front Entry Door: Steel insulated door

12 Page 11 of 32 Exterior (Continued) 6. Repair / Replace Front Entry Storm Door: Steel insulated door, Deteriorated in damaged in need of replacement Repair / Replace Kitchen Entry Door: Vinyl sliding door Windows: Wood double hung Bay Windows: Wood double hung Basement Windows: Wood double hung, Fog/condensation observed in thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Casement Windows will not rollout, damaged window in need of replacement. Condensation in glass 11. Exterior Electric Outlets/Lights: 110 VAC 12. Repair / Replace Hose Bibs: Rear, Damaged Handle 13. Exterior Basement Access: Wood Bulkhead

13 Page 12 of 32 Deck / Porch 1. Location: Rear 2. Safety Hazard Deck/Porch: Raised, Wood, Deck does not meet current standards. 2 x 8, 16" on center, max allowed 12' 7", observed improper span of 13' 7" Missing flashing Improperly installed 4x6 column being used as support girder. Outer rim joist missing joist hangers, pulling away. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. Missing flashing 4x6 support column, improper girder Outside rim joist missing joist hangers, safety hazard

14 Page 13 of 32 Deck / Porch (Continued) Deck/Porch: (continued) Note separation 3. Safety Hazard Railings: Wood railings, Railings do not meet current standards. Missing support columns on railings, needed every 5~6 feet. Railing loose, balusters not secured, safety hazards Railing tops splintered with nail pops, safety hazards. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. Missing center support column Nail pops

15 Page 14 of 32 Deck / Porch (Continued) Railings: (continued) Railing not secured, safety hazard Railing separating outside band joist, safety hazard 4. Safety Hazard Stairs: Wood, Stairs do not meet current standards. Split stair stringers, stair treads loose - in need of repair Missing footings at base of stairs -needed to prevent sinking. Have qualified contractor review and estimate cost of repairs prior to close. Check for history of permits. Stair Stringer separating from ledger, safety hazard Stair Stringer split Missing footings Split stair stringers

16 Page 15 of 32 Roof 1. Type: Gable 2. Method of Inspection: Walked 3. Material: Asphalt shingle, Roof shows signs of deterioration, note granules in gutter 4. Roof Venting: Ridge and Soffit Vents 5. Flashing: Aluminum 6. Repair / Replace Gutters: Aluminum, Observed gutters improperly installed, to low from drip edge allowing rain runoff from roof to pass over top. Recommend review and repair by qualified contractor. Need cleaning Need cleaning Need cleaning 7. Downspouts: Aluminum Repair / Replace 8. Leader/Extension: Missing, Leaders do not extend 6 feet beyond

17 Page 16 of 32 Roof (Continued) Leader/Extension: (continued) the foundation perimeter

18 Page 17 of 32 Kitchen Kitchen 1. Repair / Replace Cabinets: Laminate and composite materials, Drawer left of sink damaged, missing drawer left of stove Fair Counter Tops: Formica Sink: Stainless Steel, Signs of plumbing leaks on both hot and cold supply valves. Recommend qualified plumbing contractor review and replace both valves.

19 Page 18 of 32 Kitchen (Continued) Sink: (continued) 4. Repair / Replace Dishwasher: Operating, Lower basket rusted needs replacing, door handle cracked. Cracked 5. Air Gap Present? No Stove/Cook Top: Gas Oven: Gas Ventilation: Range Hood Refrigerator: Operating, Frost Free

20 Page 19 of 32 Kitchen (Continued) 10. Safety Hazard Electrical: 110 VAC GFCI, Electrical outlet behind refrigerator missing cover plate -safety hazard 11. Ceiling: Drywall 12. Walls: Drywall 13. Floor: Ceramic tile 14. Windows: Wood double hung 15. HVAC Source: Ductwork 16. Smoke Detector Present? Yes Electrical 1. Service Entrance: Service line entrance is overhead, Aluminum wiring 2. Ground: Plumbing and rod in ground Basement Electric Panel 3. Main Panel: 100 Amps, Recommend Needs caulking caulking hole below main panel to exterior Branch Wiring: Copper & Romex Fair Breakers: Copper, Observed double tap wiring on # 9 -improper Smoke Detectors: Present Is the panel bonded? Yes

21 Page 20 of 32 Heating System The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. If a fuel burning heater / furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements. Inspector cannot light pilots. If pilots are "OFF", an inspection is not possible. Have the heating systems activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. Verification of the location or condition of underground fuel storage tanks or environmental risks, if any, is not included. Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be performed by laboratory testing and is beyond the scope of this inspection. Inspecting the heat exchangers for evidence of deterioration, cracks or holes, can only be done by dismantling the unit or other technical procedures. This is beyond the scope of a visual inspection. If the furnace is older than 10 years we recommend review by a licensed HVAC company. This company does not test safety devices. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not part of this inspection. Electronic air cleaners, humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified professional. The inspector does not perform pressure tests on refrigerant systems; therefore no representation is made regarding refrigerant charge or line integrity. Subjective judgment of system capacity is not part of the inspection. When outside air temperature is below 65, the air conditioner cannot be tested because it may cause damage to the equipment. In the summer, heat pumps will only be tested in A/C mode to avoid damaging the equipment. Heating Systems Life Expectancy: Electric Furnace 15 to 20 years Oil &Gas Furnaces 15 to 20 years Cast Iron Boilers 30 to 50 years Steel Boilers 10 to 30 years Circulating Pump 10 to 15 years Heat Pumps 6 to 10 years if outside Life Expectancy can vary based on maintenance. Air filters on furnaces should be replaced every 30 to 60 days. **** Heating systems in most cases run 6 months a year, if it supplies your domestic hot water then its 365 days a year. Not having it serviced annually is costing you money. If you see a call out for the heating system needs clean tune and full evaluation...please have it serviced. **** Basement Heating System

22 Page 21 of 32 Heating System (Continued) 1. Repair / Replace Heating System Operation: Fired when turned on by thermostat, No record of recent service observed. Supply valve leaking Furnace in functional condition at time of inspection. Service gas furnace for clean tune and full evaluation. The heating system should be serviced every year by a HVAC professional technician. Make sure they record the service on a tag near the heating system, including date, name of technician, and what was done. Humidifier supply valves leaking, needs repair by qualified contractor. 2. Type: Forced air Capacity: 60, 000 BTUHR 3. Fuel Type: Propane gas 4. Heat Exchanger: Partially observed 5. Fuel Tank: Buried propane gas tank 6. Tank Location: Rear yard 7. Exhaust Venting: Metal 8. Distribution: Ductwork 9. Blower Fan/Filter: Direct drive with reusable filter 10. Thermostat: Controls at 1st floor hallway 11. Fuel Shut Off: On gas furnace, Main gas shut off on exterior Main gas shut off 12. Condensate Removal: Electric pump, Maintenance tip: Recommend adding 1 cup of bleach each month to condensate pump to reduce mold buildup and extend life. 13. Smoke detector present? Yes

23 Page 22 of 32 Heating System (Continued) Basement Water Heater 14. Water Heater Operation: Adequate 15. Type: Propane Capacity: 40 Gal. 16. Approximate Age: 2009 Area Served: Whole building 17. Flue Pipe: Single wall 18. TPRV and Drain Tube: PVC Air Conditioning Main AC System Area Served: Whole Fuel Type: 220 VAC A/C System Operation: Appears serviceable Condensate Removal: Electric pump Exterior Unit: Pad mounted building Approximate Age: Older Temperature Differential: 78-57= 21, satisfactory

24 Page 23 of 32 Air Conditioning (Continued) Fuel Type: (continued) 6. Type: Central A/C Capacity: 30 amp 7. Visible Coil: Aluminum 8. Repair / Replace Refrigerant Lines: Low pressure and high pressure, Insulation on cooling lines deteriorated -needs replacement Torn insulation needs replacement Electrical Disconnect: Breaker disconnect Blower Fan/Filters: Direct drive with reusable filter Thermostats: Individual Plumbing 1. Fair Water Supply: Private, Observed low water pressure below 38~60 psi(factory setting) observed slightly lower pressure 30~55 psi.

25 Page 24 of 32 Plumbing (Continued) 2. Main Water Shutoff: Water service is private / well with main shutoff at storage tank. Main water shut off Main water shut off Water Supply Lines: Copper Waste Disposal: Private Drain Waste Pipes: PVC Service Caps: Accessible Gas Service Lines: Cast iron Basement Basement 1. Repair / Replace Bsmt Access: Basement stairway and rear walkout, Missing railings on both front and rear stair wells, which should extend from top of stairs to base. Railing on all stairs 34" to 38", grip size 1 1/4" min. 2 1/4" max. Missing hand rail Type: Full Basement, Finished Basement Walls: Poured Concrete, Drywall -areas behind drywall are not visible or accessible to the inspector they are excluded from this inspection. 4. Floor: Poured concrete, Carpet, Carpet -areas below carpet are not visible or accessible to the inspector they are excluded from this inspection. 5. Joists: Conventional 2 X 8 Framing 6. Columns: Metal Safety Hazard 7. Electrical: 110 VAC, Receptacle covers missing behind TV, recommend replacing for safety. 8. Smoke detector present? Yes 9. Insulation: Fiberglass

26 Page 25 of 32 Basement (Continued) Doors: Hollow Core Windows: Wood double hung HVAC Source: Ductwork Bathroom Basement Bathroom 1. Repair / Replace Built-in Tub: Fiberglass tub and fiberglass surround, Mixer valve not functioning properly Max temperature is 114, observed 150 on bathroom sink, both should match. Have licensed plumbing contractor make repairs. 2. Repair / Replace Toilets: The toilet is loose at the floor and will require replacement of the wax seal. Leaking ball cock valve inside tank -needs repair Vanity: Composite and wood Sink/Plumbing: One piece sink/counter top, Molded single bowl

27 Page 26 of 32 Bathroom (Continued) Sink/Plumbing: (continued) 5. Repair / Replace Fan: Electric ventilation fan, Exterior fan vent, louvers damaged needs replacement. 6. Windows: Wood double hung 7. Repair / Replace Walls: Drywall, Drywall has moisture damage, in need of repair. Drywall damaged 8. Doors: Hollow Core 9. Floor: Ceramic tile 10. Electrical: 110 VAC GFCI 11. HVAC Source: Ductwork 1st floor main Bathroom

28 Page 27 of 32 Bathroom (Continued) 12. Repair / Replace Built-in Tub: Fiberglass tub and fiberglass surround, Mixer valve not functional, Max temperature observed 77, in need of repair by licensed plumbing contractor. Hot water temperature in sink is 160, tub should be able to match temperature in sink. 13. Repair / Replace Toilets: The toilet is loose at the floor and will require replacement of the wax seal, Leaking ball cock valve inside tank -needs repair. 14. Vanity: Composite and wood 15. Repair / Replace Sink/Plumbing: Molded single bowl, Missing drain stop 16. Repair / Replace Fan: Electric ventilation fan, No exterior vent present -needs further review. Venting in attic space may be causing mold issues, needs repair. Fan needs to be turned 180, exhaust needs to face in direction of flow.

29 Page 28 of 32 Bathroom (Continued) Fan: (continued) Improperly installed Fair Windows: Wood double hung Doors: Hollow Core, Closet door will not close and lock properly -needs adjustment Floor: Ceramic tile Electrical: 110 VAC GFCI HVAC Source: Ductwork Bedroom All Bedroom Repair / Replace Ceiling: Drywall Walls: Drywall Floor: Carpet Doors: Hollow Core Windows: Wood double hung, All 3 bedrooms the windows will not close and latch properly, in need of repair. Electrical: 110 VAC HVAC Source: Ductwork Smoke Detectors: Installed, Ideally there should be smoke detectors installed on every floor, including the basement and the attic space, inside every bedroom, and in the hallway outside the bedrooms. The detectors should be hard-wired with battery back-up. Every room you can close a door to there should be a smoke detector.

30 Page 29 of 32 Interior Features Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. This inspection does not include testing for radon, water, mold or other hazardous materials unless specifically requested. A qualified expert should be consulted if you would like further testing. Homes built prior to 1970 may have lead paint, it was banned in 1977 due to health related issues. Testing for lead paint is beyond the scope of this inspection and not included. Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring. If fresh paint is found it is possible it was done to conceal a water or moisture problem. Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells is not within the scope of a home inspection. Recommend consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems. If a Septic System is on the property, pumping is generally recommended prior to purchase, and then every three years. Your inspection will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas, as the inspector will not move personal items. An inspection does not include the identification of, or research for, appliances and other items that may have been recalled or have had a consumer safety alert issued about it. Any comments made in the report are regarding well known notices and are provided as a courtesy only. Product recalls and consumer product safety alerts are added almost daily by the Consumer Product Safety Commission. We recommend visiting the following Internet site if recalls are a concern to you: Doors: Hollow Core Windows: Wood double hung Floor: Hardwood, Ceramic tile Walls: Drywall Ceiling: Drywall Closet: Hollow core door Electrical: 110 VAC Ceiling Fan: Without Lights Stairs: Basement, Missing railing which should extend from top of stairs to base. Railing on all stairs 34" to 38", grip size 1 1/4" min. 2 1/4" max. 10. HVAC Source: Ductwork 11. Smoke Detectors Present? Yes Repair / Replace

31 Page 30 of 32 Laundry Room/Area Basement Laundry Room/Area 1. Repair / Replace Dryer Vent: Rigid metal, Needs cleaning Repair / Replace Walls: Unfinished, Poured concrete Floor: Poured concrete Windows: Wood double hung Electrical: 110 VAC Washer Hose Bib: Gate valves, Missing handle Washer Drain: Drains into main drain system Washer and Dryer Electrical: 220 VAC Dryer Gas Line: Cast iron Attic Attic Access Scuttle hole, Recommend insulating attic access Moisture Stains: None at time of inspection

32 Page 31 of 32 Attic (Continued) 3. Fair Roof Framing: 2x12 Rafter, Observed rafter spread -needs monitoring Rafter spread observed in vaulted ceiling, gaps have been filled with shims. Nail misses Rafter spread Rafter spread in vaulted ceiling Sheathing: Plywood Ventilation: Ridge and soffit vents

33 Page 32 of 32 Attic (Continued) 6. Repair / Replace Insulation: Fiberglass, Missing insulation, needs to be installed to reduce energy loss Safety Hazard Insulation R Values: R30 Wiring/Lighting: 110 VAC lighting circuit, Open junction boxes missing cover plates -safety hazard 9. Repair / Replace Bathroom Fan Venting: Electric fan, Bathroom improperly vents into attic and may cause moisture damage. Have qualified contractor make repairs.