Property Inspection Report

Transcription

1 Property Inspection Report Prepared for exclusive use by John and Jane Doe 2114 NW 31st St. Ankeny, IA (515)

2 1 of 51 Summary Lot and Grounds Walks: Concrete : The walks have settled in some areas, which has created a tripping hazard. Any areas with 3/8" or greater shift are considered to be a tripping hazard, which could be a liability concern for the owners. We recommend repairs as needed to ensure safety. The walks have heaved in some areas, which has created a tripping hazard. Any areas with 3/8" or greater shift are considered to be a tripping hazard, which could be a liability concern for the owners. We recommend repairs as needed to ensure safety. Grading: Inadequate Pitch : There are several areas around the house that are too flat. Grading should pitch away from the structure a minimum of 6" in the first 6' to ensure proper drainage. We recommend re-grading as needed to prevent possible water penetration along the foundation.

3 2 of 51 Lot and Grounds (Continued) Window Wells: Not Present : Many of the basement windows are too close to finished grade, which can lead to moisture damage and/or water entry into the basement. We recommend adding window wells around the windows and gas meter prior to adding dirt for grading. Electric Service Service Grounding: The inspector was unable to verify that a ground rod is present at the service. One may not have been required when the service was installed, and upgrades are not mandatory. However, we recommend adding one as a safety measure.

4 3 of 51 Summary (Continued) Gas Service Condition: The gas meter is low to the ground. When grading changes are made, it will be in the dirt. We recommend installing a window well around the meter to prevent contact with the dirt. Exterior Systems Electrical Power: The rear receptacle does not have GFCI protection or an "In Use" cover. We recommend adding them as a safety measure. Storage Shed Gutters: Not present : We recommend adding gutters and downspouts to direct water away from the shed.

5 4 of 51 Summary (Continued) Exterior Trim: Wood : Wood rot is present on the door trim.we recommend repairs as needed to prevent additional damage. Attached Garage Ceiling: Drywall : A water stain was observed on the ceiling on the east side. The stain was tested with a moisture meter and was wet, which indicates an active leak above this area. We recommend repairs as needed. Door Harware The manual locks are present on the doors. If the locks are engaged and the opener is activated, it could damage the doors and/or openers. We recommend removing or disabling the manual locks.

6 5 of 51 Summary (Continued) Fire Barrier Foam insulation is present on the south end of the garage. The inspector was unable to determine if a complete fire barrier is present under the insulation. We recommend checking under the insulation to determine if drywall is present. If not, we recommend covering the insulation with drywall and at least one coat of drywall joint compound on all joints to prevent the spread of smoke and flames to the house in the event of a garage fire. Electrical: All garage receptacles should have GFCI protection. We recommend adding it where needed for safety. Roof Fireplace Vent Pipe Metal : The rain cap is not attached to the vent pipe. We recommend repairs as needed. Main Structure - Construction Methods and Materials Foundation Walls: Concrete Block : Elevated moisture levels are present on the walls, which indicates water penetration along the exterior of the foundation walls. Long-term exposure to moisture can lead to wall damage, water entry into the basement, and/or mold growth. We recommend the client review the exterior sections of this report for needed repairs.

7 6 of 51 Summary (Continued) Common cracks noted; they appear to be normal. We recommend sealing all cracks to prevent water entry. Foundation Floor: Concrete; Dirt : Dirt floors are present in the crawl spaces. We recommend covering the floors with a vapor barrier to control moisture and to limit radon gas entry into the home. The concrete floor of the basement was finished and could not be reviewed. Downspouts/Extensions: 3x4 Aluminum : Some of the downspout extensions are not attached, some are missing, and one is crushed on the end. We recommend repairs as needed to ensure proper drainage away from the foundation.

8 7 of 51 Main Structure - Construction Methods and Materials (Continued) Exterior Wall Finish: Brick; Wood Siding; Wood Composition Siding : Several pieces of the wood composition siding have moisture damage. Many of the joints between the wood composition siding are not properly sealed. We recommend repairs or replacement as needed. Some of the siding has peeling paint. We recommend scraping and painting as needed. Some areas of the siding are too close to finished grade, which can lead to moisture damage and/or insect infestation. Siding should be a minimum of 4" above concrete and 6" above dirt. We recommend changes to prevent possible damage to the structure.

9 8 of 51 Summary (Continued) Exterior Trim: Wood : There are a few pieces of trim that have wood rot. We recommend repairs or replacement as needed. Several areas of the trim have peeling paint. We recommend scraping and painting as needed. There appears to be mildew growth at many locations, especially on the soffits. We recommend cleaning the wood prior to painting. Basement Windows: Horizontal Sliding : The basement windows are too close to finished grade, which can lead to water entry. We recommend installing window wells around the windows and removing some dirt under the windows. Window Screens: One screen is missing on the rear of the house, and one screen is off on the rear of the house. We recommend replacing them for proper window use. Main Floor Attic Attic Ventilation: Soffit Vents; Hooded Roof Vents : The soffit vents are dirty and have been painted, which appears to be limiting the amount of air flow. We recommend replacing them to ensure proper ventilation. 2nd Floor North Attic Attic Ventilation: Turbine fans; Gable Vent; Soffit vents : The soffit vents are dirty and have been painted, which appears to be limiting the amount of air flow. We recommend replacing them to ensure proper ventilation. Crawlspace Floor: Dirt : Dirt floors should be covered with heavy plastic and pea gravel or some other effective vapor barrier. Insulation: Fiberglass : Some of the insulation is falling down. We recommend replacing it.

10 9 of 51 Summary (Continued) Plumbing Water Meter: Utility Room : The water meter is not properly supported and could be easily damaged. We recommend adding support for the meter. Gas Service Lines: Black Iron; CSST : CSST gas piping should be bonded to the black iron pipe to prevent a possible explosion in the event of a lightning strike. We recommend repairs as needed. Electrical System Grounding: Copper : The panel is not properly grounded to the water system. It should be attached to the street side of the water meter. We recommend repairs as needed. The bonding jumper around the water meter is loose. We recommend repairs as needed. No ground rod was visible at the electric meter. We recommend review by an electrical contractor. If one is not present, it should be added. The inspector was unable to verify the main bonding jumper is present at the neutral bus in the electrical panel. We recommend review by an electrical contractor to ensure it is present.

11 10 of 51 Summary (Continued) Alarm Systems Smoke Alarms: Battery : A smoke alarm should be installed on every level of the home and within 10' of all bedrooms. We recommend adding them where needed for safety. Smoke alarms should be placed on the ceiling or 4-12" below the ceiling on a wall. The smoke alarm at the top of the basement stairs did not work when tested. We recommend replacing the battery and re-testing it. If it does not work, it should be replaced. The smoke alarm at the top of the basement stairs should be moved to the basement or to the other side of the basement door if used for the main floor alarm. The basement door will not allow proper notification in the event of a first floor fire. Carbon Monoxide Alarms: Not Present : A CO alarm should be installed on every level of the home and within 10' of all bedrooms. We recommend adding them where needed for safety. 2nd Floor Bathroom Bathroom Waste Lines/Traps: There is a small leak where the left sink drain attaches to the sink. We recommend repairs as needed. Bathroom Shower Surround: Ceramic Tile : Some of the tiles are loose, and there are several damaged grout joints. We recommend repairs as needed to prevent water penetration behind the tiles. We recommend sealing along the edges of the surround to prevent water penetration behind the tiles.

12 11 of 51 2nd Floor Bathroom (Continued) Master Bathroom Bathroom Electrical: The receptacle closest to the sink does not have GFCI protection. We recommend adding it for safety. Bathroom Shower Surround: Ceramic Tile : Some of the grout is cracked. We recommend repairs as needed to prevent water penetration behind the tiles. We recommend caulking along the edges of the surround to prevent water penetration behind the tiles. Kitchen Kitchen Electrical: All receptacles within 6' of the sink should have GFCI protection. We recommend adding it where needed for safety.

13 12 of 51 Summary (Continued) Kitchen Disposal: ISE; Model # Badger : The cord connector on the bottom of the disposal is missing. We recommend replacing it to prevent possible damage to the cord. Kitchen Dishwasher: Whirlpool; Model #DU1300XTVQ2. The drain hose for the dishwasher should be looped upward to the underside of the counter top to prevent waste water from backing up and draining into the dishwasher. Stairs to 2nd Floor/Hallway Living Space Railings: Wood : The spindles are spaced too far apart. A small child could fall between them and get injured. Spindles should have no more than 4" openings between them. We recommend adding spindles as needed to ensure safety.

14 13 of 51 Stairs to 2nd Floor/Hallway (Continued) Master Bedroom Bedroom Floor: Carpet : There is a large wrinkle in the middle of the room. We recommend repairs as needed to prevent tripping. Bedroom Electrical: The power was off in this room at the time of inspection. All breakers were reset, but the power did not come back on. While standing in the room, the power turned back on. This could indicate a loose connection in the wiring. We recommend repairs as needed to prevent future problems and/or a fire. Center Front Bedroom Bedroom Closets: The light fixture has an open bulb. Stored items could fall against the bulb and break it or start a fire. We recommend installing a globed fixture for safety.

15 14 of 51 Center Front Bedroom (Continued) Stairs to Basement Living Space Railings: Wood : The handrail is too close to the wall in the center and cannot be gripped easily. We recommend repairs as needed for safety. Living Space Electrical: We recommend installing 3-way switching at the top and bottom of the stairs to ensure safety. Right Rear Basement Room Living Space Electrical: The receptacle in the ceiling light fixture has reverse polarity. We recommend repairs as needed. Utility Room Living Space Electrical: The receptacles in this room should have GFCI protection. We recommend adding it for safety. The receptacle under the electrical panel is missing its cover plate. We recommend replacing it.

16 15 of 51 Summary (Continued) Master Bedroom Fireplace Fireplace Comments: No gas shut-off valve was observed at the fireplace. We recommend review by a qualified contractor to ensure the unit is safe to operate and if a shut-off valve is present.

17 16 of 51 Table of Contents Definitions 18 General Information 18 Lot and Grounds 19 Electric Service 22 Gas Service 22 Exterior Systems 23 Storage Shed 24 Attached Garage 25 Roof 27 Main Structure - Construction Methods and Materials 28 Main Floor Attic 31 2nd Floor North Attic 31 2nd Floor South Attic 32 Basement 32 Crawlspace 32 Heating System 33 Air Conditioning System 34 Plumbing 35 Electrical System 37 Alarm Systems 38 Main Floor Bathroom 38 2nd Floor Bathroom 39 Master Bathroom 40

18 17 of 51 Table of Contents (continued) Kitchen 41 Stairs to 2nd Floor/Hallway 43 Master Bedroom 43 Center Front Bedroom 44 Right Front Bedroom 45 Right Rear Bedroom 46 Laundry Room 46 Front Entry/Hall 47 Living Room 47 Formal Dining Room 47 Dining Area 48 Main Floor Family Room 48 Stairs to Basement 49 Basement Family Room 49 Right Rear Basement Room 50 Utility Room 50 Family Room Fireplace 51 Master Bedroom Fireplace 51

19 18 of 51 Definitions NOTE: All rating definitions listed below refer to the item, component, or system listed as inspected on this report at the time of inspection. The item, component, or system is functional, with no obvious signs of defect. Maintenance The item, component, or system requires maintenance or minor repair. The item, component, or system requires repair or servicing. Defective The item, component, or system needs immediate repair or replacement. It is not operating, is damaged beyond repair, or has reached the end of its useful life. Safety Serious injury or death could occur if repairs/changes are not made to this item. Comments General information and/or comments are included in the report for the client. Not Inspected The item, component, or system was unable to be inspected for some reason. A note will typically accompany this rating to indicate the reason it was not reviewed. Not Tested The item, component, or system was unable to be tested or operated for some reason. A note will typically accompany this rating to indicate the reason it was not tested. Not Observed The item, component, or system was not visible, not observed, not present, or the inspector was unable to locate it. A note will typically accompany this rating to indicate which of the above conditions applies. General Information Property Information Property Address City Anytown State IA Zip Client Information Client Name John and Jane Doe Inspection Company Inspector Name James Shook Company Name Address 2114 NW 31st St. City Ankeny State IA Zip Phone jim@jmsinspect.com Conditions Inspection Date: June 10, 2016 Start Time: 11:00 am Stop Time: 3:00 pm In Attendance: Buyers; Buyers' Agent Occupancy: The property was occupied at the time of inspection. Efforts are made to inspect as much as possible. However, personal items are not moved during the inspection. Any area that was unable to be reviewed due to the presence of personal items will be noted in the report. Property Age: The structure is approximately 46 years of age; verified by the MLS listing sheet.

20 19 of 51 General Information (Continued) Property Type: Two story, single-family home Additions: Additions have been built onto the house. The scope of a general home inspection does not include verifying whether proper permits and/or inspections were obtained for the additions, or if qualified contractors were employed. We inspect additions with the same methods and procedures as the main home. We suggest the client consult with the seller and/or proper building inspection departments of the appropriate housing authority for more information regarding these issues if concerned. Temperature: 80s Weather Conditions: Partly cloudy and warm Precipitation: Dry. No precipitation has occurred within the past 72 hours. Water Source: Municipal; verified by the MLS listing sheet. Sewage Disposal: Municipal; verified by the MLS listing sheet. Electric On/Off: The electricity was connected and operational at the time of inspection. Water On/Off: The water supply was connected and operational at the time of inspection. Gas On/Off: The gas supply was connected and operational at the time of inspection. Lot and Grounds Maintenance Driveway: Concrete : We recommend cleaning and sealing all joints and cracks to prevent water entry. The driveway has settled slightly along the garage floor. We recommend monitoring it for signs of additional movement. If any is observed, it may be necessary to have the driveway mud-jacked to prevent more serious problems from arising. The driveway on the left side of the garage appears to be too flat. The inspector was unable to determine if water drains properly away from the structure. We recommend monitoring the area immediately after it rains to verify proper drainage.

21 20 of 51 Lot and Grounds (Continued) Driveway: (continued) Safety Walks: Concrete : The walks have settled in some areas, which has created a tripping hazard. Any areas with 3/8" or greater shift are considered to be a tripping hazard, which could be a liability concern for the owners. We recommend repairs as needed to ensure safety. The walks have heaved in some areas, which has created a tripping hazard. Any areas with 3/8" or greater shift are considered to be a tripping hazard, which could be a liability concern for the owners. We recommend repairs as needed to ensure safety. Maintenance Deck: Wood : Portions of the deck are too close to finished grade, which can allow moisture damage and/or insect infestation. Some of the wood planks are getting weathered. We recommend the client keep the deck properly sealed to extend its useful life. The inspector was unable to determine if pressure treated lumber was used because the deck boards have been stained and painted. We suggest the client consult with the sellers and/or a qualified contractor for more information regarding this issue if concerned.

22 21 of 51 Lot and Grounds (Continued) Deck: (continued) Grading: Inadequate Pitch : There are several areas around the house that are too flat. Grading should pitch away from the structure a minimum of 6" in the first 6' to ensure proper drainage. We recommend re-grading as needed to prevent possible water penetration along the foundation. Fences: Chain link : Most of the fencing appears to belong to neighbors. We suggest the client verify ownership with the seller if desired.

23 22 of 51 Lot and Grounds (Continued) Window Wells: Not Present : Many of the basement windows are too close to finished grade, which can lead to moisture damage and/or water entry into the basement. We recommend adding window wells around the windows and gas meter prior to adding dirt for grading. Maintenance Vegetation: We recommend trimming all vegetation away from the structure to prevent possible moisture damage to the siding. Electric Service Type: Underground Location: Rear of House Meter Location: Rear of House Voltage Rating: 120/240 volt; Single phase Service Grounding: The inspector was unable to verify that a ground rod is present at the service. One may not have been required when the service was installed, and upgrades are not mandatory. However, we recommend adding one as a safety measure. Condition: Gas Service Type: Natural Gas Location: Right side Main Shut Off Location: At the meter

24 23 of 51 Gas Service (Continued) Condition: The gas meter is low to the ground. When grading changes are made, it will be in the dirt. We recommend installing a window well around the meter to prevent contact with the dirt. Exterior Systems Safety Comments Electrical Power: The rear receptacle does not have GFCI protection or an "In Use" cover. We recommend adding them as a safety measure. Lighting: Plumbing/Faucets: The exterior faucet on the right side of the house does not appear to be the "freeze-proof" type. It should have an interior shut off valve that must be closed in the fall, and the exterior faucet should be opened to drain water from the water line. Failure to perform this maintenance could cause the water line to freeze and burst. We recommend the client consult with the seller and/or a plumbing contractor for more information regarding this item.

25 24 of 51 Storage Shed Comments Structure Type: Wood-Framed Footings: Not observed Foundation Type: Wood-Framed : The wood framing is in contact with the dirt, which can lead to moisture damage and/or insect infestation. We recommend raising the shed if concerned. Floor: Plywood Walls: Unfinished Ceiling: Unfinished Roof Material: Asphalt Composition Shingles Roof Flashings: Gutters: Not present : We recommend adding gutters and downspouts to direct water away from the shed. Maintenance Exterior Wall Finish: Wood Composition Siding : The siding is too close to finished grade along the back of the shed. We suggest re-grading as needed to prevent possible moisture damage and/or insect infestation.

26 25 of 51 Storage Shed (Continued) Exterior Trim: Wood : Wood rot is present on the door trim.we recommend repairs as needed to prevent additional damage. Entry Doors: Attached Garage Not Observed Not Observed Not Observed Comments Structure Type: Two-stall Footings: Foundation Type: Support Posts/Piers: Steel Posts Support Beams: Walls: Drywall : Common cracks noted. They appear to be primarily a cosmetic issue. We suggest repairs as needed if concerned. Ceiling: Drywall : A water stain was observed on the ceiling on the east side. The stain was tested with a moisture meter and was wet, which indicates an active leak above this area. We recommend repairs as needed. Windows: Vinyl-Clad Double Hung Vehicle Doors: Insulated Metal : The bottom edge of both doors is rusting. We suggest cleaning and painting as needed to prevent additional damage.

27 26 of 51 Attached Garage (Continued) Door Harware The manual locks are present on the doors. If the locks are engaged and the opener is activated, it could damage the doors and/or openers. We recommend removing or disabling the manual locks. Door Openers: Genie Pro Max : The door openers were tested and worked properly at the time of inspection. Exterior Doors: Metal Fire Door: Solid Wood Fire Barrier Foam insulation is present on the south end of the garage. The inspector was unable to determine if a complete fire barrier is present under the insulation. We recommend checking under the insulation to determine if drywall is present. If not, we recommend covering the insulation with drywall and at least one coat of drywall joint compound on all joints to prevent the spread of smoke and flames to the house in the event of a garage fire. Safety Safety Electrical: All garage receptacles should have GFCI protection. We recommend adding it where needed for safety.

28 27 of 51 Roof Roof Material: Asphalt Shingles Estimated Life Expectancy: 10+ years Method of Inspection: On roof Percent Inspected: 100% Maintenance Flashing: Galvanized : The flashing along the north walls does not appear to be step flashing as required. We recommend sealing the edges of the shingles to prevent water penetration under the shingles. We the roof is replaced, we recommend installing step flashing. Skylights: Insulated glass : The skylight appears to be installed correctly and was in good condition at the time of inspection. Attic Vents: Plumbing Vents: Furnace/Water Heater Vent Pipes: Fireplace Vent Pipe Metal : The rain cap is not attached to the vent pipe. We recommend repairs as needed.

29 28 of 51 Main Structure - Construction Methods and Materials Structure Type: Wood-Framed Foundation Type: Basement; Crawlspace Foundation Walls: Concrete Block : Elevated moisture levels are present on the walls, which indicates water penetration along the exterior of the foundation walls. Long-term exposure to moisture can lead to wall damage, water entry into the basement, and/or mold growth. We recommend the client review the exterior sections of this report for needed repairs. Common cracks noted; they appear to be normal. We recommend sealing all cracks to prevent water entry. Foundation Floor: Concrete; Dirt : Dirt floors are present in the crawl spaces. We recommend covering the floors with a vapor barrier to control moisture and to limit radon gas entry into the home. The concrete floor of the basement was finished and could not be reviewed. Foundation Load-Bearing Walls: Concrete Block : Common cracks noted. They appear to be normal settling cracks. We suggest the client monitor the cracks occasionally for signs of change. If changes are observed, it may be necessary to consult with a qualified contractor or engineer to determine if repairs are needed.

30 29 of 51 Main Structure - Construction Methods and Materials (Continued) Floor Joists: 2x10 Dimensional Lumber Subfloor: Plywood Roof System: 2x4 Trusses; 2x6 Rafters Gutters: Metal Downspouts/Extensions: 3x4 Aluminum : Some of the downspout extensions are not attached, some are missing, and one is crushed on the end. We recommend repairs as needed to ensure proper drainage away from the foundation. Exterior Wall Finish: Brick; Wood Siding; Wood Composition Siding : Several pieces of the wood composition siding have moisture damage. Many of the joints between the wood composition siding are not properly sealed. We recommend repairs or replacement as needed. Some of the siding has peeling paint. We recommend scraping and painting as needed. Some areas of the siding are too close to finished grade, which can lead to moisture damage and/or insect infestation. Siding should be a minimum of 4" above concrete and 6" above dirt. We recommend changes to prevent possible damage to the structure.

31 30 of 51 Main Structure - Construction Methods and Materials (Continued) Exterior Wall Finish: (continued) Exterior Trim: Wood : There are a few pieces of trim that have wood rot. We recommend repairs or replacement as needed. Several areas of the trim have peeling paint. We recommend scraping and painting as needed. There appears to be mildew growth at many locations, especially on the soffits. We recommend cleaning the wood prior to painting. Basement Windows: Horizontal Sliding : The basement windows are too close to finished grade, which can lead to water entry. We recommend installing window wells around the windows and removing some dirt under the windows. House Windows: Vinyl-Clad Double Hung Window Screens: One screen is missing on the rear of the house, and one screen is off on the rear of the house. We recommend replacing them for proper window use. Maintenance Porch Concrete : We recommend sealing all cracks and joints to prevent water penetration.

32 31 of 51 Main Floor Attic Access Opening Location: Main Floor Family Room Closet Method of Inspection: From the attic access Percent Inspected: 50% Roof Framing: 2x6 Rafter Sheathing: Plywood : Water stains are present. The inspector was unable to reach the area to test them with a moisture meter. However, they appeared to be old stains. We suggest the client consult with the seller regarding any past leaks and/or repairs if concerned. Attic Ventilation: Soffit Vents; Hooded Roof Vents : The soffit vents are dirty and have been painted, which appears to be limiting the amount of air flow. We recommend replacing them to ensure proper ventilation. Insulation: Fiberglass : 10-12" of insulation is present. Electrical: 2nd Floor North Attic Access Opening Location: Master Bedroom Closet Method of Inspection: From the attic access Percent Inspected: 50% Roof Framing: 2x4 Truss Sheathing: Plywood Attic Ventilation: Turbine fans; Gable Vent; Soffit vents : The soffit vents are dirty and have been painted, which appears to be limiting the amount of air flow. We recommend replacing them to ensure proper ventilation. Not Observed Bathroom Fan Venting: Comments Insulation: Fiberglass : 8-10" present " of insulation is recommended for this area of the country. The client may wish to add more insulation for improved energy efficiency if desired.

33 32 of 51 2nd Floor North Attic (Continued) Not Observed Water/Moisture Penetration: Electrical: 2nd Floor South Attic Access Opening Location: Right Rear Bedroom Closet Not Inspected Method of Inspection: The inspector was unable to access the attic due to personal items stored in the closet. We suggest the client check the attic for adequate insulation, signs of water entry, etc. No problems are suspected, since the other attic spaces were in good condition. Basement Not Inspected Finished Basement Areas: Portions of the basement have been finished, and the inspector was unable to review all of the structural components. No serious problems are suspected. We suggest the client consult with a qualified contractor or engineer for a more detailed report if concerned. Percent Inspected: 50% Ceiling Joists: 2x8 Dimensional Lumber Sub-Floor: Plywood Not Observed Foundation Walls: Concrete Block : Some of the walls were covered and could not be reviewed. Not Observed Floor: Concrete : All of the floors were finished, and the concrete could not be reviewed. Floor Drain: Crawlspace Access Location: Utility Room Method of Inspection: From the Opening : The inspector was unable to access the crawlspaces due to personal items in front of the openings. Percent Inspected: 50% Ceiling Joists: 2x10 Dimensional Lumber Not Observed Sub-Floor: The sub-floor was covered with insulation. Foundation Walls: Concrete Block Floor: Dirt : Dirt floors should be covered with heavy plastic and pea gravel or some other effective vapor barrier.

34 33 of 51 Crawlspace (Continued) Not Observed Not Observed Not Observed Electrical: HVAC: Ventilation: Insulation: Fiberglass : Some of the insulation is falling down. We recommend replacing it. Heating System Type: Forced air Location: Utility Room Area Served: Entire House Manufacturer: Lennox Model #: G23Q3/ Age: Unable to Determine Power Supply: 120 volts : A disconnect switch is present at the unit. Fuel Supply: Natural Gas : A shut-off valve is present at the unit. Burners: 4 Not Observed Heat Exchanger: Blower Fan: Maintenance Air Cleaner/Filter: 16x25x1 : We recommend changing the filter monthly during the heating and cooling seasons. Distribution: Metal Ducts Main Vent Pipe: Double Wall Metal Comments Unit Vent Pipe: Single Wall Metal : A powder has accumulated at the base of the vent pipe. It appears to be from heated air condensing inside the vent pipe. We recommend reviewing the condition of the vent pipe occasionally for signs of corrosion. If the pipe begins to rust, it should be replaced.

35 34 of 51 Heating System (Continued) Not Tested Comments System Operation: Normal : The heating system was tested using normal controls. It appeared to operate properly at the time of inspection. Thermostat: Humidifier: Honeywell; Model #HE220 : A humidifier is installed on the furnace. It is not included in the scope of a general home inspection and was not tested. We suggest the client consult with the seller and/or a HVAC contractor for more information regarding its condition and use if desired. Heating System Comments: Additions have been built onto the rear of the house. The inspector was unable to determine if the furnace and air conditioner have been properly sized for the added space. We suggest consulting with the seller and/or a HVAC contractor to ensure proper sizing if concerned. Air Conditioning System Type: Central Air Location: Rear of the House Area Served: Entire House Manufacturer: Heil Model # CA5042VKA1 Age: Unable to Determine Power Supply: 240 volts : A disconnect switch is present at the unit. Maintenance Unit Condition: We recommend cleaning the cooling fins for improved energy efficiency. Refrigerant Lines: Condensate Drain Line: PVC; Plastic Hose System Operation: Normal : The system was tested using normal controls and appeared to work properly at the time of inspection.

36 35 of 51 Air Conditioning System (Continued) Temperature Differential: 17.1 Degrees Plumbing Water Meter: Utility Room : The water meter is not properly supported and could be easily damaged. We recommend adding support for the meter. Not Tested Service Line: Copper Main Water Shutoff: Utility Room : Since shut-off valves are operated infrequently, it is not unusual for them to become frozen over time. They often leak or break when operated after a period of inactivity. For this reason, the main shut-off valve was not tested. We suggest caution when operating shut-off valves that have not been turned for a long period of time. We recommend testing the valve when arrangements have been made for repairs in the event of damage to the valve. Ideally, shut off valves should be operated periodically to prevent them from freezing up. Water Lines: Copper Not Observed Main Waste Line: Utility Room : The main waste line is underground and could not be reviewed. We suggest the client consult with the seller regarding any past problems or repairs. Drain Lines: Cast Iron; Copper; PVC Vent Pipes: Copper; PVC Safety Gas Service Lines: Black Iron; CSST : CSST gas piping should be bonded to the black iron pipe to prevent a possible explosion in the event of a lightning strike. We recommend repairs as needed. Water Heater Type: Tank Storage Location: Utility Room Manufacturer: Richmond Model # 6G50-38F1

37 36 of 51 Plumbing (Continued) Capacity: 50 Gallons Age: 4 Years Supply Lines: Copper : A shut-off valve is present on the supply line. Gas Line: Black Iron : A shut-off valve is present at the unit. Burner: Not Observed Heat Exchanger: Unit Vent Pipe: Single Wall Metal Not Tested TPR Valve/Drain Tube: Copper Tube : TPR valves are not tested due to the possibility of leaking. We recommend the client check for proper operation of the valve by manually opening and closing it, now and as part of a regular maintenance program. If the valve begins leaking, it should be replaced. Water Heater Condition: Normal : The water heater appeared to operate properly at the time of inspection. Comments Water Heater Comments: Water stains are present under the water heater. They appear to be from an old leak. No active leak was observed at the time of inspection.

38 37 of 51 Electrical System Branch Circuit Wiring: Romex; BX; Metal Conduit Conductor Type: Copper Grounding: Copper : The panel is not properly grounded to the water system. It should be attached to the street side of the water meter. We recommend repairs as needed. The bonding jumper around the water meter is loose. We recommend repairs as needed. No ground rod was visible at the electric meter. We recommend review by an electrical contractor. If one is not present, it should be added. The inspector was unable to verify the main bonding jumper is present at the neutral bus in the electrical panel. We recommend review by an electrical contractor to ensure it is present. Electric Panel Panel Location: Utility Room Manufacturer: Square D Not Observed Service Entrance Conductors: Underground Panel Feeder Wires: Copper Maximum Capacity: 100 Amps Main Breaker Location: Electrical Panel Main Breaker Size: 100 Amps Breaker Spaces: 20 Available Spaces: 0 Breaker Style: Type QO Comments Panel Comments: We recommend labeling all of the circuit breakers for safety and convenience.

39 38 of 51 Alarm Systems Safety Safety Smoke Alarms: Battery : A smoke alarm should be installed on every level of the home and within 10' of all bedrooms. We recommend adding them where needed for safety. Smoke alarms should be placed on the ceiling or 4-12" below the ceiling on a wall. The smoke alarm at the top of the basement stairs did not work when tested. We recommend replacing the battery and re-testing it. If it does not work, it should be replaced. The smoke alarm at the top of the basement stairs should be moved to the basement or to the other side of the basement door if used for the main floor alarm. The basement door will not allow proper notification in the event of a first floor fire. Carbon Monoxide Alarms: Not Present : A CO alarm should be installed on every level of the home and within 10' of all bedrooms. We recommend adding them where needed for safety. Main Floor Bathroom Bathroom Comments Not Tested Bathroom Floor: Ceramic tile Walls: Drywall Ceiling: Drywall Door: Hollow Wood Electrical: The ceiling light did not work when tested; possibly a spent bulb. We suggest the client verify proper operation if concerned. There is no receptacle in the bathroom. If one is added, it should have GFCI protection. HVAC Source: Heating system register Ventilation: Supply Lines: Copper Shut Off Valves: Waste Lines/Traps: Cabinets: Wood Counter Tops: Synthetic Marble Sink: Sink Faucets: Toilet:

40 39 of 51 2nd Floor Bathroom Bathroom Comments Not Tested Comments Floor: Ceramic tile Walls: Drywall : There is minor damage above the shower surround. We recommend repairs as needed to prevent additional damage. Common cracks noted; they appear to be primarily a cosmetic issue. We suggest repairs as needed if concerned. Ceiling: Drywall Door: Hollow Wood Window: Electrical: HVAC Source: Heating system register Ventilation: Electric ventilation fan and window Supply Lines: Copper Shut Off Valves: Waste Lines/Traps: There is a small leak where the left sink drain attaches to the sink. We recommend repairs as needed. Cabinets: Painted Wood Counter Tops: Formica Sink: Porcelain : The drain stopper is not attached. We suggest repairs as needed. Sink Faucets: Tub: Tub Faucet/Spout:

41 40 of 51 2nd Floor Bathroom (Continued) Shower Surround: Ceramic Tile : Some of the tiles are loose, and there are several damaged grout joints. We recommend repairs as needed to prevent water penetration behind the tiles. We recommend sealing along the edges of the surround to prevent water penetration behind the tiles. Bathroom Shower Faucet/Head: Toilet: Master Bathroom Bathroom Safety Not Tested Floor: Carpet; Ceramic Tile Walls: Drywall : Common cracks noted; they appear to be primarily a cosmetic issue. We suggest repairs as needed if concerned. Ceiling: Drywall Doors: Hollow wood Closet: Window: Horizontal Sliding Electrical: The receptacle closest to the sink does not have GFCI protection. We recommend adding it for safety. HVAC Source: Heating system register Ventilation: Electric ventilation fan and window Supply Lines: Copper Shut Off Valves: Waste Lines/Traps: Cabinets: Wood

42 41 of 51 Master Bathroom (Continued) Counter Tops: Synthetic Marble Sink: Sink Faucets: Tub: Tub Faucet/Spout: Shower Surround: Ceramic Tile : Some of the grout is cracked. We recommend repairs as needed to prevent water penetration behind the tiles. We recommend caulking along the edges of the surround to prevent water penetration behind the tiles. Bathroom Shower Faucet/Head: Toilet: Kitchen Kitchen Safety Not Tested Floor: Ceramic tile Walls: Drywall; Ceramic Tile Ceiling: Drywall Pantry: Windows: Electrical: All receptacles within 6' of the sink should have GFCI protection. We recommend adding it where needed for safety. HVAC Source: Heating system register Ventilation: The fan is built into the microwave. Supply Lines: Copper Shut Off Valves: Shut-off valves are not tested.

43 42 of 51 Kitchen (Continued) Waste Lines/Traps: Cabinets: Wood Counter Tops: Formica Sink: Stainless Steel Sink Faucet: Disposal: ISE; Model # Badger : The cord connector on the bottom of the disposal is missing. We recommend replacing it to prevent possible damage to the cord. Dishwasher: Whirlpool; Model #DU1300XTVQ2. The drain hose for the dishwasher should be looped upward to the underside of the counter top to prevent waste water from backing up and draining into the dishwasher. Microwave: Whirlpool; Model #MH1160XSQ-0 : The microwave was tested and worked properly at the time of inspection. Range: Whirlpool; Model # RF367LXKW : The oven and burners were tested and worked properly at the time of inspection. Refrigerator: Roper; Model # RS25AGXNQ00 : The refrigerator, ice maker, and door dispenser worked properly at the time of inspection.

44 43 of 51 Stairs to 2nd Floor/Hallway Living Space Floor: Carpet Walls: Drywall Ceiling: Drywall Stairs: Carpet Safety Railings: Wood : The spindles are spaced too far apart. A small child could fall between them and get injured. Spindles should have no more than 4" openings between them. We recommend adding spindles as needed to ensure safety. Closets: Electrical: HVAC Source: Heating system register Living Space Master Bedroom Bedroom Floor: Carpet : There is a large wrinkle in the middle of the room. We recommend repairs as needed to prevent tripping.

45 44 of 51 Master Bedroom (Continued) Floor: (continued) Bedroom Walls: Drywall Ceiling: Drywall Door: Windows: Electrical: The power was off in this room at the time of inspection. All breakers were reset, but the power did not come back on. While standing in the room, the power turned back on. This could indicate a loose connection in the wiring. We recommend repairs as needed to prevent future problems and/or a fire. HVAC Source: Heating system register Shelving: Center Front Bedroom Bedroom Floor: Carpet Walls: Drywall Ceiling: Drywall Door: Hollow Wood

46 45 of 51 Center Front Bedroom (Continued) Safety Closets: The light fixture has an open bulb. Stored items could fall against the bulb and break it or start a fire. We recommend installing a globed fixture for safety. Bedroom Windows: Electrical: HVAC Source: Heating system register Right Front Bedroom Bedroom Comments Bedroom Floor: Carpet Walls: Drywall Ceiling: Drywall Door: Hollow Wood Closets: Windows: Electrical: Not all receptacles were tested due to personal items in the room. All tested receptacles are wired properly, and the inspector has no reason to suspect a problem with the untested ones since all other receptacles in the home are wired correctly. We suggest the client verify proper wiring when the room is empty if concerned. HVAC Source: Heating system register

47 46 of 51 Right Rear Bedroom Bedroom Comments Bedroom Floor: Carpet Walls: Drywall Ceiling: Drywall Door: Hollow Wood Closets: Windows: The rear window may have a broken seal between the insulated glass panes. There appears to be condensation staining on the glass. Electrical: HVAC Source: Heating system register Laundry Room Laundry Room/Area Comments Floor: Sheet Vinyl : A large rug was covering much of the floor, and it could not be fully reviewed. We suggest the client consult with the seller regarding any damage that may be hidden if concerned. Walls: Drywall Ceiling: Drywall Doors: Hollow wood Windows: Electrical: HVAC Source: Heating system register Cabinets: Painted Wood Counter Tops: Formica Washer Supply Lines: Washer Drain Line/Trap: Washer Electrical: Comments Washer: Maytag; Model # MTWE700TQ0 : The door switch did not appear to operate properly. When the lid was raised and closed, the washer did not start automatically. The washer would only re-start when the door was pushed closed. We suggest review by an appliance technician if the washer is included in the sale. Dryer Electrical: Dryer Vent: Dryer: Maytag; Model #MDE4000AYW

48 47 of 51 Front Entry/Hall Living Space Floor: Wood Walls: Drywall Ceiling: Drywall Comments Exterior Door: Metal : We recommend adding a safety chain to the storm door to prevent possible damage from the wind. Closets: Electrical: HVAC Source: Heating system register Living Space Living Room Living Space Floor: Carpet Walls: Drywall Ceiling: Drywall Windows: Electrical: The receptacle closest to the front door is switched for lamp use. HVAC Source: Heating system register Living Space Formal Dining Room Living Space Floor: Carpet Walls: Drywall Ceiling: Drywall Windows: Comments Electrical: The light bulb was missing from the wall sconce, and it could not be tested. We suggest the client verify proper operation if concerned. Not all receptacles were tested due to personal items in the room. The inspector has no reason to suspect a problem since other receptacles throughout the house were wired properly. We suggest testing the receptacles when the room is empty if concerned. HVAC Source: Heating system register Living Space

49 48 of 51 Dining Area Living Space Comments Floor: Wood : A large rug was covering much of the floor, and it could not be fully reviewed. We suggest the client consult with the seller regarding any damage that may be hidden if concerned. Walls: Drywall Ceiling: Drywall Exterior Door: French Door Closets: Electrical: HVAC Source: Heating system register Living Space Main Floor Family Room Living Space Floor: Carpet Walls: Drywall : Common cracks noted; they appear to be primarily a cosmetic issue. We suggest repairs as needed if concerned. Ceiling: Drywall : Common cracks noted; they appear to be primarily a cosmetic issue. We suggest repairs as needed if concerned. Comments Closets: The door rubs on the carpet. We suggest repairs as needed. Windows: Electrical: Not all receptacles were tested due to personal items in the room. All tested receptacles are wired properly, and the inspector has no reason to suspect a problem with the untested ones since all other receptacles in the home are wired correctly. We suggest the client verify proper wiring when the room is empty if concerned. HVAC Source: Heating system register Living Space

50 49 of 51 Stairs to Basement Living Space Floor: Carpet Walls: Drywall; Paneling Ceiling: Drywall Doors: Hollow wood Stairs: Carpet Safety Railings: Wood : The handrail is too close to the wall in the center and cannot be gripped easily. We recommend repairs as needed for safety. Safety Electrical: We recommend installing 3-way switching at the top and bottom of the stairs to ensure safety. Living Space Basement Family Room Living Space Floor: Carpet Walls: Paneling : Some pieces of paneling are loose. We suggest repairs if concerned. There does not appear to be insulation or a vapor barrier behind the paneling. We suggest adding it for improved energy efficiency. Comments Ceiling: Suspended ceiling : The tiles did not lift out, and the inspector was unable to review above the ceiling. Closets: Bi-Pass Not Tested Windows: The windows were covered and could not be tested. We suggest the client verify proper operation if concerned. Electrical:

51 50 of 51 Basement Family Room (Continued) HVAC Source: Heating system register Living Space Right Rear Basement Room Living Space Floor: Carpet Walls: Paneling; Unfinished Ceiling: Unfinished Comments Doors: Hollow wood : The door to the family room is missing its latch plate and does not latch. We suggest repairs as needed. Windows: Horizontal Slider Safety Electrical: The receptacle in the ceiling light fixture has reverse polarity. We recommend repairs as needed. HVAC Source: Heating system register Living Space Utility Room Living Space Floor: Vinyl Tile Walls: Unfinished Ceiling: Unfinished Doors: Hollow wood Safety Electrical: The receptacles in this room should have GFCI protection. We recommend adding it for safety. The receptacle under the electrical panel is missing its cover plate. We recommend replacing it. Living Space

52 51 of 51 Family Room Fireplace Fireplace Comments Fireplace Construction: Prefab Type: Natural Gas; Model # VFB36C. Flue: Not Present : The fireplace does not have a flue or vent pipe. Vent-less models are available, but the inspector was unable to determine if this model is designed to be vented. We recommend the client verify it is properly installed prior to using. Master Bedroom Fireplace Fireplace Type: Natural Gas; Heatilator Model # 2028 Maintenance Flue: Metal : The flue pipe is dirty. We recommend cleaning it prior to using. Not Observed Damper: The flue does not appear to have a damper. We suggest review by a qualified contractor to determine if one is present or can be added. Safety Comments: No gas shut-off valve was observed at the fireplace. We recommend review by a qualified contractor to ensure the unit is safe to operate and if a shut-off valve is present.