Property Inspection Report

Transcription

1 Property Inspection Report Cover Page Inspection prepared for: Happy Homebuyer Date of Inspection: 11/1/2012 Time: 9:00 Age of Home: 1961 Size: 1830 sqft Weather: 65º - No Rain in the Last Week Inspector: Julian Benton InterNACHI Certified Professional Inspector CalCERTS Certified Whole House & Compliance Rater Phone: julian@halcyonhomeinspectioncom wwwhalcyonhomeinspectioncom

2 1 Attendance In Attendance: Client Client's Agent Fully Participated Inspection Details 2 Building Type Building Single Family Home Building Faces: East 3 Occupancy Occupancy: Occupied - Furnished Utilities ON at time of the inspection Page 1 of 37

3 Interior An inspection of the Interior shall include an examination of readily accessible and visible portions of the areas of the property that are not considered part of the Bathrooms, Kitchen or areas covered elsewhere in the report Interior areas usually consist of Walls, Ceiling, Floors, Hallways, Doors, and Windows Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen Personal items may prevent the inspector from viewing all areas on the interior as the inspector will not move personal items The inspector does not test for mold or other hazardous materials A qualified expert should be consulted if you would like such testing [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Front Door Condition Single Door Metal & Glass 11 No Readily Visible Problems Were Found 2 Sliding Glass Door Condition Family Room Vinyl - Double Pane 21 No Readily Visible Problems Were Found 3 Window Condition Type(s): Sliding - Double Pane Single Hung - Double Pane Fixed - Double Pane Replacement Style Vinyl 31 Replacement style windows need regular maintenance of the caulking to prevent moisture from penetrating into the wall assemblies [1] Page 2 of 37

4 4 Interior Floor Condition Carpet Vinyl Wood Tile Laminate 41 Furnishings prevented full inspection 42 Wood needed resurfacing in all Bedrooms [2] 43 Wood was damaged in the North Bedroom [2] 44 Stains consistent with moisture being present under the vinyl noted in the Master Bathroom [3] 5 Interior Ceiling Condition Drywall 51 No Readily Visible Problems Were Found 6 Interior Walls Condition Drywall 61 Furnishings prevented full inspection 62 Joint tape was failing in the Family Room [2] Wood was damaged in the North Bedroom [2] 63 Infrared Scans showed signs of insufficient insulation at the wall between the Dining Room and the Garage At the time the home was built it was a common practice to NOT put insulation in the exterior walls [2] Page 3 of 37

5 Infrared Scans showed signs of insufficient insulation at the wall between the Dining Room and the Garage At the time the home was built it was a common practice to NOT put insulation in the exterior walls [2] 7 Interior Trim Condition 71 No Readily Visible Problems Were Found 72 Furnishings prevented full inspection 8 Interior Doors Condition Hollow Core Wood Bi-Fold Bypass (Closet) 81 No Readily Visible Problems Were Found Page 4 of 37

6 Kitchen An inspection of the Kitchen shall include an examination of readily accessible and visible portions of the Sinks, Disposal, Dishwasher, Oven / Range, Counters, Cabinets and other appliances that will transfer with the building Appliances will be operated in a typical manner via the normal controls This inspection is not all inclusive or technically exhaustive Note: Refrigerators and other free standing appliances that commonly do not transfer with the building may not be inspected [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Kitchen Counter Condition Formica 11 No Readily Visible Problems Were Found 2 Kitchen Cabinet Condition 21 No Readily Visible Problems Were Found 22 Personal items prevented full inspection 3 Kitchen Sinks Condition 31 No Readily Visible Problems Were Found 32 Personal items prevented full inspection under sink 4 Disposal Condition 41 No Readily Visible Problems Were Found 5 Oven Condition Natural Gas Number of Ovens: 1 51 No Readily Visible Problems Were Found Page 5 of 37

7 6 Cooktop Condition Natural Gas Number of Burners: 4 61 No Readily Visible Problems Were Found 7 Range Hood Condition 71 Recommend addition of ventilation to exterior above cooktop to reduce the risk of Carbon Monoxide poisoning [2][4] 8 Microwave Condition 81 No Readily Visible Problems Were Found 9 Dishwasher Condition 91 No Readily Visible Problems Were Found 10 Drain Line Condition 101 No Readily Visible Problems Were Found 102 Air gap device was installed on the Drain Line 11 Refrigerator Condition 111 No Readily Visible Problems Were Found Page 6 of 37

8 Bathroom An inspection shall include an examination of readily accessible and visible portions of the Bathroom and consist of the Toilet, Sink(s), Bathtub, Shower, and Ventilation Systems Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen The inspector will operate the faucets in the Sinks, Showers, Bathtubs and operate toilets and Whirlpool type Bathtubs if applicable This inspection is not all inclusive or technically exhaustive The inspector does not test for mold or other hazardous materials A qualified expert should be consulted if you would like such testing [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Toilet Condition Master Bathroom Hallway Bathroom Half Bathroom 11 No Readily Visible Problems Were Found 2 Bathroom Sink Condition Master Bathroom Hallway Bathroom Half Bathroom 21 No Readily Visible Problems Were Found 22 Personal items prevented full inspection under sink 3 Bathroom Ventilation Condition Master Bathroom Hallway Bathroom Half Bathroom 31 Recommend installing exhaust fans to help reduce the moisture levels in the Hallway and Master bathrooms [2] 32 Pipe used for exhaust fan in the Half Bathroom was not the proper type; recommend replacement to improve efficiency and reduce fan noise [2] Page 7 of 37

9 Pipe used for exhaust fan in the Half Bathroom was not the proper type; recommend replacement to improve efficiency and reduce fan noise [2] 4 Shower / Bath Condition Hallway Bathroom 41 No Readily Visible Problems Were Found 5 Shower Condition Master Bathroom 51 No Readily Visible Problems Were Found Page 8 of 37

10 Laundry An inspection of the Laundry shall include an examination of readily accessible and visible portions of the Hot and Cold water supply, 110 VAC electrical, 220 VAC electrical, Gas Supply (if applicable) and the Dryer exhaust venting Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen This inspection is not all inclusive or technically exhaustive [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Laundry Location Location: Garage 2 Laundry 110 VAC 21 No Readily Visible Problems Were Found 3 Laundry 220 VAC 31 No Readily Visible Problems Were Found 4 Laundry Ventilation Condition 41 No Readily Visible Problems Were Found 5 Washer Water Supply Condition 51 No Readily Visible Problems Were Found 6 Washer Waste Line Condition 61 No Readily Visible Problems Were Found 7 Dryer Gas Supply Condition 71 Gas was not provided 8 Dryer Venting Condition 81 No Readily Visible Problems Were Found Page 9 of 37

11 9 Laundry Wash Basin Condition 91 No Readily Visible Problems Were Found Page 10 of 37

12 Electrical An inspection of the Electrical Systems shall include an examination of readily accessible and visible portions of the Service (wires that run from the street or main pole to the structure), Main Panel, Sub-panel, Overcurrent Protection Devices, and Wiring This inspection is not all inclusive or technically exhaustive [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Service Condition Overhead Voltage & Amps: 120V / 240V 125 Amps 11 No Readily Visible Problems Were Found 12 Smart Meter was installed 2 Electrical Panel Condition Main Panel Location: Garage Wall 21 Openings in the panel need to be properly covered to prevent access [2][5] Openings in the panel need to be properly covered to prevent access [2][5] 3 Overcurrent Devices Condition Breakers 31 No Readily Visible Problems Were Found Page 11 of 37

13 4 Wiring Condition Service Wire Copper Branch Wire Copper Non-metallic cable 41 Exposed wiring needed protection in the Garage [2] 5 Receptacles Condition Receptacle 3-slot GFCI (Ground Fault Circuit Interrupt) 51 No Readily Visible Problems Were Found Exposed wiring needed protection in the Garage [2] 52 Furnishings prevented the testing of many receptacles 53 GFCI receptacles PASSED test via Tester 6 Switches Condition Switch Standard 3-Way Dimmer 61 No Readily Visible Problems Were Found 7 Lighting Condition Fixture Recessed Surface Mount Exterior Photo Control with Motion Sensor Bulb Incandescent CFL (Compact Fluorescent) Linear Fluorescent 71 Exposed light bulb in closet noted; recommend replacing with an enclosed fixture [4] Page 12 of 37

14 Exposed light bulb in closet noted; recommend replacing with an enclosed fixture [4] 8 Ceiling Fans Condition Family Room Breakfast Room Bedrooms Front Room 81 No Readily Visible Problems Were Found Page 13 of 37

15 Plumbing An inspection of the Plumbing shall include an examination of readily accessible and visible portions of the Main Water Line where it enters the building, Water Supply Lines, Waste Lines, and Fuel Lines All plumbing components are subject to deterioration and may leak or clog requiring maintenance or repair at any time The inspector will not be operating Shut Off or Pressure Control Valves This inspection is not all inclusive or technically exhaustive Note: Wells, Septic Systems and the quality of the water is not tested as part of the home inspection [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Fuel System Condition Shut-off Location: North Side Gas meter Natural Gas 11 No Readily Visible Problems Were Found 12 Smart Meter was installed 2 Main Line Condition Shut-off Location: East Side City Water Copper Size: 3/4" Pressure: 70 psi 21 No Readily Visible Problems Were Found 3 Hose Bibs Condition South Wall West Wall 31 No Readily Visible Problems Were Found Page 14 of 37

16 4 Sprinklers Condition Automatic Garage 41 Automatic timers were not tested 42 Valve was leaking [2] 5 Supply Line Condition Copper Valve was leaking [2] 51 Pipe insulation recommended to reduce the amount of time needed for the water to get hot at the fixtures [1] 6 Waste Line Condition Plastic Cast Iron 61 No Readily Visible Problems Were Found Water at furthest fixture was at a proper temperature Page 15 of 37

17 Water Heater An inspection of the Water Heater shall include a visual examination of readily accessible and visible portions of the Tank, TPR Valve, Drain Pan, Burner, Vent Pipe, and Seismic Straps This inspection is not all inclusive or technically exhaustive Note: Estimate of remaining life is not part of this inspection Solar heating systems are not part of this inspection Hot water recirculation pumps / systems are not part of this inspection [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Gas Water Heater Condition Garage Natural Gas Information tag was covered by insulation Unable to determine age of unit Size: 40 gallons 11 Unit appeared to be working properly but was nearing end of useful life; recommend an upgrade to a High Efficiency Unit [2] 12 Tank had rust [2] 2 Water Heater Seismic Straps Condition Note: During past earthquakes, water heaters have moved or tipped over if they were not securely anchored to adjacent walls or floors This movement has resulted in gas line or water line leaks, and electrical wiring damage Gas line leaks and damaged electrical wiring pose health and fire hazards, and water line leaks can cause significant and costly property damage There should be very little space between the water heater and the wall If there is more than 1 or 2 inches, attach a wooden block to the wall studs with long lag screws The purpose is to prevent the heater from tipping backwards Wrap the heavy-gauge metal strapping 1½ times around the tank It is recommended that the top strap be approximately 9 inches from the top of the unit and the bottom strap be approximately 4 in above the unit controls 21 Unit had proper Seismic Straps installed at time of the inspection Page 16 of 37

18 Unit had proper Seismic Straps installed at time of the inspection 3 Water Heater TPR Valve Condition Note: The temperature pressure relief (TPR) valve is a safety device that is designed to prevent the water in the tank from exceeding 212 F, as well as, to prevent the water pressure in the tank from exceeding 150 psi 31 TPR Valve pipe discharged more than 6 inches above the ground [2][5] 32 TPR Valve pipe end was threaded; this type of installation is improper [2][5] TPR Valve pipe discharged more than 6 inches above the ground [2][5] 4 Water Heater Enclosure Condition TPR Valve pipe end was threaded; this type of installation is improper [2][5] 41 Recommend adding a car barrier to protect the unit from possible damage [4] 5 Water Heater Combustion Air Condition 51 No Readily Visible Problems Were Found 6 Water Heater Venting Condition Aluminum Flex 61 No Readily Visible Problems Were Found Page 17 of 37

19 HVAC System The Heating, Ventilation, Air conditioning and Cooling system (often referred to as HVAC) is the climate control system for the structure The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality and ventilation The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood The inspector will 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 contractor Heating and cooling account for 50% to 70% of the energy used in the average home in the United States Inadequate or damaged insulation and air leakage can cause a lot of wasted energy in most homes [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 HVAC System Information Note: Central AC System was not installed at time of the inspection 2 Central Heating Unit Condition Hallway Enclosure Manufacturer: Trane Natural Gas Age: 2004 Induced Draft Output: 64,000 BTU/Hr Approx Efficiency Rating: 80% Listed Temp Rise: 35º - 65º F 21 No Readily Visible Problems Were Found 3 Central Heating Unit Enclosure Condition 31 Enclosure walls were damaged; drywall was missing [2] 32 Recommend removing combustibles from around unit [5] Page 18 of 37

20 4 Heating Unit Combustion Air Condition Enclosure walls were damaged; drywall was missing [2] 41 No Readily Visible Problems Were Found 5 Heating Unit Venting Condition Metal Double Wall (Type B) 51 No Readily Visible Problems Were Found 6 HVAC Controls Condition Hallway 61 No Readily Visible Problems Were Found 7 HVAC Distribution Condition Ducts & Registers R-Value: R-4 71 Return Air Filter was dirty; recommend replacement of filter at least twice a year [1] 72 Plenum insulation was missing which will result in energy waste [2] Register temperature was within expected range Page 19 of 37

21 Fire System An inspection of the Fire System shall include a visual examination of readily accessible and visible portions of the Control System and Sprinkler Heads Smoke Detectors and Carbon Monoxide (CO) Detectors will be evaluated for proper location and tested for operation Fire Extinguishers will be visually inspected for condition as well as proper location This inspection is not all inclusive or technically exhaustive For a more thorough investigation of the system please contact a licensed Fire Control System contractor [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Smoke Detectors Condition Battery Hard wired with Battery Backup Family Room Hallway Bedrooms 11 Smoke detectors responded to test 2 CO Detectors Condition Battery Hallway 21 Carbon Monoxide detector responded to test Page 20 of 37

22 Exterior An inspection of the Exterior shall include an examination of readily accessible and visible portions of the Exterior Walls, Trim, and Exterior Stairs This inspection is not all inclusive or technically exhaustive The inspector will be looking for conditions that may be safety hazards or that may directly have an affect on the condition of the property [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Building Number Condition Front of Building Curb Paint Unlighted Sign 11 No Readily Visible Problems Were Found 2 Porch Condition Front Porch Back Porch Concrete 21 No Readily Visible Problems Were Found 3 Porch Cover Condition Front Door Covered Roof 31 No Readily Visible Problems Were Found Page 21 of 37

23 4 Exterior Wall Condition Wall Structure: Wood Frame Wall Covering: Stucco Brick 41 Common cracks in Stucco noted; recommend sealing to prevent moisture penetration and damage to wall assemblies [2] 42 Stucco was in contact with the ground which was a common practice at the time the home was built; a gap is recommended to prevent moisture damage [3] 43 Evidence of prior repairs noted along the West Wall [1] 5 Exterior Trim Condition Wood Evidence of prior repairs noted along the West Wall [1] 51 No Readily Visible Problems Were Found Page 22 of 37

24 Chimney An inspection shall include an examination of readily accessible and visible portions of the Chimney and Flue This inspection is not all inclusive or technically exhaustive The goal of this inspection is to provide observations which may lead to the decrease of hazards associated with Chimneys and Flues [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Masonry Chimney Condition South Side 11 Exposed flue was not properly attached and subject to falling in a strong wind [2] Exposed flue was not properly attached and subject to falling in a strong wind [2] 2 Metal Flue Chimney Condition North Side Direct Vent 21 No Readily Visible Problems Were Found Page 23 of 37

25 Fireplace An inspection shall include an examination of readily accessible and visible portions of the Fireplace and Freestanding Stove This inspection is not all inclusive or technically exhaustive The goal of this inspection is to provide observations which may lead to the decrease of hazards associated with Fireplaces and Freestanding Stoves [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Masonry Fireplace Condition Front Room Wood Burning 11 Fireplace was blocked; unable to inspect 12 Infrared scans indicated that the blocked fireplace was a large source of heat loss in the Front Room [2] Fireplace was blocked; unable to inspect 2 Prefabricated Fireplace Condition Family Room Fuel Natural Gas Burning Infrared scans indicated that the blocked fireplace was a large source of heat loss in the Front Room [2] 21 No Readily Visible Problems Were Found 22 Gas was present Page 24 of 37

26 Roof An inspection of the Roof shall include an examination of readily accessible and visible portions the Roof Material, Exposed Flashing, and Roof Components It is at the discretion of the Inspector to determine if the Roof will be walked upon Height of Roof, Pitch of Roof, Roof Materials, weather conditions, and the overall condition of the Roof may limit the inspection This inspection is not all inclusive or technically exhaustive Note: Estimate of remaining life is not part of this inspection [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Roof Age Age: Roof was replaced in: 2003 As Stated By: Seller 2 Roof Type Roof Style: Combination Roof Pitch: 5:12 (226º) How Inspected: 21 Walked 3 Roof Condition Asphalt Shingle Number of Layers: 1 31 Evidence of prior repairs noted; mastic used will deteriorate when exposed to the elements [1] 32 Moss was noted; recommend removal to prevent moisture penetration under roof surface [2] Page 25 of 37

27 Evidence of prior repairs noted; mastic used will deteriorate when exposed to the elements [1] 4 Flashings Condition Moss was noted; recommend removal to prevent moisture penetration under roof surface [2] 41 A Cricket Flashing is recommended for a chimney greater than 30 inches wide [2] 5 Gutters Condition Full Metal 51 No Readily Visible Problems Were Found 6 Downspouts Condition Metal 61 No Readily Visible Problems Were Found 62 Subsurface drainpipes were noted; condition of underground pipes was not determined 7 Skylight Condition Above Hallway Above Kitchen 71 Infrared Scans showed a significant amount of heat loss through the installed Solar Tubes [2] Page 26 of 37

28 Infrared Scans showed a significant amount of heat loss through the installed Solar Tubes [2] Page 27 of 37

29 Attic An inspection shall include an examination of readily accessible and visible portions of the Attic and will include the type of construction used for the Roof Frame and Ceiling Frame along with Ventilation, Insulation, and Vent Piping It is at the discretion of the Inspector to determine if the Attic will be entered or not due to safety concerns This inspection is not all inclusive or technically exhaustive [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Attic Access Condition Office 11 Unprotected wires were noted within 6 feet of access [2][5] 2 Attic Condition Full Attic How Inspected: Attic Entered Unprotected wires were noted within 6 feet of access [2][5] 21 No Readily Visible Problems Were Found 3 Attic Structure Condition Roof Frame Truss Ceiling Frame Truss 31 No Readily Visible Problems Were Found Page 28 of 37

30 4 Attic Ventilation Condition 41 No Readily Visible Problems Were Found 5 Attic Insulation Condition Material: Fiberglass Batt Fiberglass Loose Fill Depth: Approx 6 inches 51 Recommend additional insulation for energy savings [2] 52 Areas missing proper insulation were noted around the recessed lights of the Family Room [2] Areas missing proper insulation were noted around the recessed lights of the Family Room [2] Page 29 of 37

31 Foundation The inspection of the Foundation components is limited to visible and accessible areas only Moisture in basements and crawlspaces is a common problem and any indication of water penetration should be reviewed Control of rain and surface water around the property is critical to keeping the foundation areas dry It is at the discretion of the Inspector to determine if the Crawlspace or Basement will be entered or not due to safety concerns This inspection is not all inclusive or technically exhaustive [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Crawlspace Access Condition South Wall Office 11 No Readily Visible Problems Were Found 2 Crawlspace Condition Full How Inspected: Crawlspace Entered 21 Recommend removal of the plastic under the home and installing a proper Vapor Barrier to increase protection from moisture damage [2] 22 Ground was very moist It is recommended that the crawlspace be monitored during the rainy season for standing water which may require a sump pump or similar methods of removal [1] 3 Foundation Condition Wall Material: Concrete Column Material: Concrete Base & Wood Posts 31 No Readily Visible Problems Were Found 32 Anchor bolts were installed 4 Foundation Ventilation Condition 41 Vent screens were missing at the East Wall [1] Page 30 of 37

32 5 First Floor Construction Condition Conventional wood framing 51 Not fully visible due to insulation 52 Evidence of prior repairs noted below the Master Bathroom [1] 6 First Floor Insulation Condition Fiberglass Batts Depth: Approx 8 inches 61 Insulation was only installed below the Family Room addition; recommend adding insulation under the rest of the home for improved energy efficiency [2] 7 Sump Pump Condition Near Access 71 Pump installed near the Access responded to float control 72 Recommend installing a Sump Pump under the Family Room addition [2] Pump installed near the Access responded to float control Page 31 of 37

33 Garage An inspection of the Garage shall include an examination of readily accessible and visible portions of the Floors, Walls, Ceiling, Fire Door, Exterior Door, Vehicle Door, Automatic Opener, and Electrical This inspection is not all inclusive or technically exhaustive "Automatic Reverse Test" is performed by placing a block of wood on the floor under the center of the vehicle door When the vehicle door strikes the wood it must reverse direction If the vehicle door does not reverse, then the unit must be repaired or replaced "Electronic Reverse Sensor Test" is performed by blocking the electronic reverse sensor while the vehicle door is closing If the vehicle door does not reverse, then the unit must be repaired or replaced [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Garage Information Attached Notes: Personal belongings blocked view of the Garage; unable to fully inspect 2 Garage Fire Door Condition Note: Doors between the garage and occupied spaces should be solid wood doors not less than 1 3/8 inches (35 mm) in thickness, solid or honeycomb core steel doors not less than 1 3/8 inches (35 mm) thick, or 20-minute fire-rated doors The doors should be self-closing and self-latching Wood Fire Rated Door; 20 minute 21 No Readily Visible Problems Were Found 3 Garage Stairs Condition 31 No Readily Visible Problems Were Found 4 Garage Floor Condition Concrete 41 Personal items prevented full inspection 42 Major cracks noted; recommend further evaluation [2] Page 32 of 37

34 5 Garage Walls Condition Drywall Unfinished 51 Personal items prevented full inspection 52 Moisture stains noted; area was dry at time of the inspection [3] 6 Garage Ceiling Condition Unfinished Moisture stains noted; area was dry at time of the inspection [3] 61 Overhead storage area was installed by the homeowner; recommend further evaluation [2] 7 Garage Exterior Door Condition Metal & Glass 71 Door had a dual keyed lock; all doors should have keyless operation from interior in case of emergency [5] 8 Vehicle Door Condition Sectional Metal 81 No Readily Visible Problems Were Found Page 33 of 37

35 9 Opener Condition Main Door Tests: "Automatic Reverse Test" is performed by placing a block of wood on the floor in the center of the door When the door strikes the wood it must reverse direction If the door does not reverse, then the unit must be repaired or replaced "Electronic Reverse Sensor Test" is performed by blocking the electronic reverse sensor while the door is closing If the door does not reverse, then the unit must be repaired or replaced 91 No Readily Visible Problems Were Found 92 Automatic reverse PASSED test 93 Electronic reverse sensor PASSED test 10 Garage Electrical Condition 101 GFCI receptacles are recommended [4] 102 Extension cord was being used as permanent wiring [5] 11 Garage Ventilation Condition 111 No Readily Visible Problems Were Found Page 34 of 37

36 Grounds An inspection of the Grounds shall include an examination of readily accessible and visible portions of the Driveway, Walkways, Decks, Patios, Deck and Patio Covers, Retaining Walls, Fences, and Gates This inspection is not all inclusive or technically exhaustive The inspector will be looking for conditions that may be safety hazards or that may directly have an affect on the condition of the property [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed 1 Driveway Condition Concrete 11 No Readily Visible Problems Were Found 2 Walkways Condition Locations: Front Door Side Yard Concrete 21 No Readily Visible Problems Were Found 3 Grading Condition Grading Level Site 31 No Readily Visible Problems Were Found 4 Patio Condition Backyard Pavers 41 No Readily Visible Problems Were Found Page 35 of 37

37 5 Patio Cover Condition Locaiton(s): Backyard Open Design Wood 51 Flashing was needed at connection to house Proper flashing is essential for preventing water damage to wall assemblies [2] Flashing was needed at connection to house Proper flashing is essential for preventing water damage to wall assemblies [2] 6 Fence Condition Wood 61 No Readily Visible Problems Were Found 7 Gate Condition North Side Wood 71 No Readily Visible Problems Were Found Page 36 of 37

38 Report Summary Report Summary The summary below consists of potentially significant findings These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items the inspector considers needing extra attention The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector Please review all of the pages of the report as the summary alone does not explain all the issues All repairs must be done by a licensed &bonded trade or profession [1] This item requires monitoring and / or maintenance repairs [2] Recommend evaluation and repairs by a qualified professional [3] Recommend evaluation and repairs for wood destroying organisms by a qualified professional [4] Upgrades are recommended for safety enhancement [5] This item is a safety concern - correction is needed Electrical Page 11 Item: 2 Water Heater Page 17 Item: 3 Electrical Panel Condition Water Heater TPR Valve Condition 21 Openings in the panel need to be properly covered to prevent access [2][5] 31 TPR Valve pipe discharged more than 6 inches above the ground [2][5] HVAC System Page 18 Item: 3 Attic Page 28 Item: 1 Central Heating Unit Enclosure Condition Attic Access Condition Garage Page 33 Item: 7 Garage Exterior Door Condition Page 34 Item: 10 Garage Electrical Condition 32 TPR Valve pipe end was threaded; this type of installation is improper [2][5] 32 Recommend removing combustibles from around unit [5] 11 Unprotected wires were noted within 6 feet of access [2][5] 71 Door had a dual keyed lock; all doors should have keyless operation from interior in case of emergency [5] 102 Extension cord was being used as permanent wiring [5] Page 37 of 37