Property Inspection Report

Transcription

1 Page 1 of 24 Property Inspection Report Inspector Information Client Information Larry G. Karschner Sample Integrity Home Inspection & Testing, LLC 8 Redwood Drive Date of Inspection: Kearney, NE Time: 10:30 AM to 1:30 PM Weather Conditions: Partly cloudy and 64 degrees. Phone: Fax: lkarschner@frontiernet.net Property Address: Sample Town, NE Attendance: Seller Inspector Larry G. Karschner Important Information This report is solely for the benefit of the Client. Any person or party designated by the Client to receive information in this report shall be subject to the TERMS AND CONDITIONS contained herein. Such designation shall be provided in writing to the inspector. This report is intended only as a general guide to help the client make his or her own evaluation of the overall condition of the home, and it is not intended to reflect the value of the premises, nor make any representaion as to the advisability of purchase. This inspection and report are not intended to be technically exhaustive, or imply that every component was inspected, or that every possible defect was discovered. The purpose of the inspection is to report the general condition of the property and identify and disclose major defects and deficiencies of the inspected systems and components which existed at the time of the inspection and which are evident to the inspector upon ordinary visual observation. Minor cosmetic defects may be listed in the report for maintenance purposes but it is not the intent, nor will the inspection report identify and list all minor and cosmetic defects. Please read the Home Inspection Agreement, which become a part of the final report. This document was to be made available to you by your agent for your file:///c:/irc3/preview.html

2 Page 2 of 24 signature or signed by your agent on your behalf. This document explains the Scope of the Inspection, Limits of the Inspection, General Exclusions, Terms and Conditions, Limitations of Liability, and Arbitration Agreement. Integrity Home Inspection & Testing, LLC is not an insurer and the inspection and report are not intended as a guarantee or warranty. Report Summary Site Grounds and Grading Summary: Driveway Summary: Driveway shows some cracking and uneven areas. This is not unusual for the age of the driveway. Existing cracks in the driveway could lead to further cracking and erosion if not sealed. Steps to Building: Recommend sealing the gap at the bottom step to stop moisture entry. Moisture entry will eventually settle the soil and sand under the steps. (See photo) Window Wells: Without a weather cover rain water will enter the window well. If the window well is flooded with rain water entry through the window into the basement is likely. No moisture damage was observed at the time of the inspection. Recommend adding a weather cover and maintain the dirt or gravel dug out to a depth of 4" - 6" below window. Fences The top rail is broken of the connection near the north fence. (See photo) The top fence rail is bent at several locations. Exterior and Structure Summary: Exterior Wall Covering The vinyl siding is damaged at several locations. Exterior Doors The walkout door from the garage is difficult to open because it sticks on the jamb. Also the sill plate for the door needs to be upgraded. Windows The j-channel around the windows is gapped and is not caulked allowing moisture to enter behind the siding. The wood at the bottom of the window is visible behind the aluminum wrap and needs to be sealed with caulking. The metal and siding was not removed to check for dry rot. Great care should be exercised in choosing the appropriate sealant or caulking. Each sealant manufacturer has recommendations about how their particular sealant should be applied. It is important that these guidelines be followed in order to maximize the effectiveness of the sealant and enhance its ability to protect your dwelling. You should consult a component general contractor about the needed repairs. Chimney There is evidence of old water stains below the chimney on the garage ceiling. Foundation There is visible evidence of moisture entry at the north east corner of the basement. (See photo) The wall and floor was dry at the time of the inspection. Roofing Components Summary: Vents / Protrusions The roof boot for the east vent is damaged and needs to be replaced. The water entry would be located in the soffit area. You should consult a component plumbing or roofing contractor about the needed repairs. Roof Covering The roofing material has old wind damage and several shingles have blown off. The shingles are pliable and starting to curl. There is evidence of old hail damage as well. It is the inspector's opinion the roof is functioning properly, protecting from moisture entry and considered to be satisfactory. With the pre-existing damage we recommend verifying insurability of the roof surface before closing. Plumbing Components Summary: Drainage

3 Page 3 of 24 While the inspector makes every effort to find visible areas of concerns, some area can go unnoticed. Washing machine and dishwasher lines for example cannot be checked for leaks or the ability to handle the volume during drain cycle. There is evidence of an old leak at a PVC pipe end cap located in the floor joists of the furnace room. Attic Summary: Attic Access An attic fan has been installed in the attic door. This type of fan is not meant to be installed in a garage ceiling or attic door. The attic door in a garage should be a fire stop such as drywall/sheet rock or solid plywood. Attic Moisture The area around the chimney has a history of past leaks. Interior Summary: Other Entry Doors The sliding patio door screen is damaged by dog scratch marks. Interior Door 1 The entry door to the north west room in the basement is missing a strike plate at the latch jamb. Interior Door 2 The entry door to the north east room in the basement will not latch and it catches on the door frame (jamb). Bathrooms Summary: Toilets in Bathroom 1 The toilet bowl is not securely attached to floor. You should consult a competent plumbing contractor about the needed repairs. Over tightening of the bolts may crack the base of the bowel. Also verify the wax ring is sealed properly to stop leaks and methane gas entry. Bathtub in Bathroom 1 The mechanical drain stopper is not working. Sinks in Bathroom 1 The sink drained slow at the time of the inspection. Bathroom Location 2 There is no visible HVAC air vent for the basement bathroom. Toilets in Bathroom 2 The toilet bowl is not securely attached to floor. Sinks in Bathroom 2 The vanity sink top is not properly secured. You should consult a component general contractor about the needed repairs. Kitchen Summary: Kitchen Cabinets in Kitchen 1 The vanity doors below the sink have magnets installed because the spring loaded hinges have failed. Receptacles in Kitchen 1 We recommend GFCI outlets within reach of the kitchen sink. You should consult a licensed electrical contractor about the needed repairs. Basement and Crawlspace Summary: Insulation There is no insulation provided in the rim joist. Basement Dampness There is evidence of moisture entry on the painted block walls of the north east storage room. See the foundation section. Sub Flooring The sub flooring located below the main floor tub is showing evidence of old moisture damage. (See photo) The sub flooring was dry to the touch at the time of the inspection. Heating Components Summary: Air Filter in Heating System 1 The door is missing for the air filter. Without a door or plate over the filter slot unfiltered air will

4 Page 4 of 24 entering the furnace. Recommend replacing filter every 1to3 months. Garage and Carport Summary: Vehicle Doors Safety cables for the vehicle door springs are missing. (See photo) Notice the missing safety cable which should be inside the spring and properly secured outside the spring at each end. If somebody were in the path of this door spring when it breaks, it will cause serious bodily injury or death! The safety cable will stop or slow down the broken spring. You should consult a component garage door contractor about the needed repairs. Door Opener The door will not open and close on its own with out assistance. The door binds up and stops. You should consult a component garage door contractor about the needed repairs. Site Grounds & Grading This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. When decks and porches are built close to the ground where no viewing or access is possible, we cannot make accurate opinions. These areas as well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in this report. We routinely recommend that inquiry be made with the seller about knowledge of conditions. Driveway Type: Concrete Driveway shows some cracking and uneven areas. This is not unusual for the age of the driveway. Existing cracks in the driveway could lead to further cracking and erosion if not sealed. Steps To Building Stair Type: Concrete Landing: Concrete Railing: No Recommend sealing the gap at the bottom step to stop moisture entry. Moisture entry will eventually settle the soil and sand under the steps. (See photo) Sidewalks/Walkways Type: Concrete Window Wells Type: Metal -Water collects in the window wells which could lead to deterioration.

5 Page 5 of 24 Without a weather cover rain water will enter the window well. If the window well is flooded with rain water entry through the window into the basement is likely. No moisture damage was observed at the time of the inspection. Recommend adding a weather cover and maintain the dirt or gravel dug out to a depth of 4" - 6" below window. General Grading/Drainage -Water runs off the roof and pools near the foundation. Keep downspouts extended 5-6 ft. from the house. Maintain fill near the house to slope away approximately 1" per ft. within 6 ft. The visual inspection of the grade around the structure provided evidence of water pooling at the house wall. During a rain shower were the water pools at the foundation wall is the location that fill dirt needs to be added. The grade should slope grade away approximately 1 inch per foot within 6 feet of the foundation. Trees & Shrubs It is not in the best interest of the structure to have vegetation nearby. If foundation plantings are healthy and their roots are kept moist from irrigation's, the moisture is held close to the foundation causing deterioration of concrete, cracking and often leading to possible water penetration of the basement. Grading At House Wall Patio/Terrace Type: Concrete Location: East Fences Type: Chainlink -There are missing, loose, or broken sections of fence. The top rail is broken of the connection near the north fence. (See photo) The top fence rail is bent at several locations. Exterior & Structure Our inspection of the Exterior grounds includes the surface drainage, grading, some fencing, gates, sidewalks,

6 Page 6 of 24 patios, driveways, and retaining walls adjacent to the structure. The inspection of the exterior of the building includes the cladding, trim, eaves, fascias, decks, porches, downspouts, railings, doors, windows and flashings. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks present along with rotation, we routinely recommend further evaluation be made by a qualified professional structural engineer. The grading of the soil should allow for surface and roof water to flow away from the foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor settlement. All items listed are inspected for their proper function, poor installation, excessive wear and general state of repair. Where deck carpeting, stacked firewood, excessive vegetation, soil and other coverings are installed over decking and patio surfaces, the materials or their nature of construction and condition of the underneath these coverings cannot be determined. Building Information Year Constructed: 1980 Type: Single As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Because the home was occupied at the time of the visual inspection some defects may be hidden from view. Once the home is empty, if possible, a walk through of the home is recommended before closing. Wall Structure Type: Wood Frame The inspection of the interior and exterior of the property provided no obvious visual evidence of structural defects. Wall Covering Type: Vinyl -There are cracks, holes, or deflections in the siding material. The vinyl siding is damaged at several locations. Exterior Receptacles Type: GFCI The front exterior outlet trips at the GFCI outlet on the east wall of the garage. Gas Meter & Piping

7 Page 7 of 24 Exterior Windows -There are defects in the windows that could cause water damage. The j-channel around the windows is gapped and is not caulked allowing moisture to enter behind the siding. The wood at the bottom of the window is visible behind the aluminum wrap and needs to be sealed with caulking. The metal and siding was not removed to check for dry rot. Great care should be exercised in choosing the appropriate sealant or caulking. Each sealant manufacturer has recommendations about how their particular sealant should be applied. It is important that these guidelines be followed in order to maximize the effectiveness of the sealant and enhance its ability to protect your dwelling. You should consult a component general contractor about the needed repairs. Exterior Doors Type: Metal -It is difficult to open or close the door(s). The walkout door from the garage is difficult to open because it sticks on the jamb. Also the sill plate for the door needs to be upgraded. Foundation Type: Concrete, Block -There is efflorescence present indicating water damage. There is visible evidence of moisture entry at the north east corner of the basement. (See photo) The wall and floor was dry at the time of the inspection. Trim Type: Metal, Vinyl -There is evidence of past leaks. -The caulking is drying, shrinking, or pulling loose. Downspouts Eaves & Soffits

8 Page 8 of 24 Type: In Chase Location: South west There is evidence of old water stains below the chimney on the garage ceiling. Roofing Components The inspection of the roof system includes a visual examination of the surface materials, connections, penetrations and roof drainage systems. We examine the roofing material for damage and deterioration. We examine the roof system for possible leaks, damage and conditions that suggest limited remaining service life. We may offer opinions concerning repair and/or replacement if warranted. Opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. These do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the assumption that the roof will be properly maintained during that period. The only way to determine whether a roof is absolutely watertight i s to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection and we cannot confirm this condition. We suggest that an annual inspection of the Attic area be performed where accessible to identify if any leaks are evident. Roof Style Type: Gable The inspection of the roof was conducted by the inspector walking on the roof surface. Roof Covering Type: Asphalt Layers: 1 Layer Approximate Age: 10 or more years years -There are gaps between the shingles. -The shingle tabs are clawing or curling up at the edges. -The shingle tabs are loose and can be lifted. -The shingles are brittle. -There are signs of deterioration on the roof covering. The roofing material has old wind damage and several shingles have blown off. The shingles are pliable and starting to curl. There is evidence of old hail damage as well. It is the inspector's opinion the roof is functioning properly, protecting from moisture entry and considered to be satisfactory. With the pre-existing damage we recommend verifying insurability of the roof surface before closing. Roof Leaks Leaks: Some Viewed: Roof Surface

9 Page 9 of 24 The interior inspection of the home provided "no" evidence of water penetration of the roofing material. The is evidence of old water stains on the garage ceiling near the fireplace chimney. Gutters & Downspouts Type: Aluminum Extensions: Has Extensions Exposed Flashing Type: Galvanized Vents / Protrusions -There are vents/protrusions that are flashed improperly. The roof boot for the east vent is damaged and needs to be replaced. The water entry would be located in the soffit area. You should consult a component plumbing or roofing contractor about the needed repairs. Plumbing Systems Our Inspection of the plumbing system includes a visual examination of the exposed portions of the domestic water supply, drain waste, vent, gas lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint connection, especially in walls, floors and ceiling voids. A sewer lateral test is necessary to determine the condition of the underground sewer lines. This type of test is beyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or private water supply systems, off site community water supply systems, or private (septic) waste disposal systems unless specifically noted. A qualified specialist prior to the closing of escrow can perform review of these systems. Our inspection of the water heater includes a visual examination of the accessible portions of the tank, gas, electrical and/or water connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. Fuel Service Type: Gas Meter Meter Location: East Shutoff Valve Location: Lower left side of meter Note: Access to the gas meter shut off needs to be maintained in case of an emergency. Water Entrance Service: Type: Copper, Plastic Main Shutoff Valve Location: North wall of the storage room. Size:.75

10 Page 10 of 24 Waste Type: Public Pipes: Plastic Fixtures Water Heater Fuel Type: Gas Location: Furnace room Capacity: 40 Extension: Present Relief Valve: Present Seismic Restraint: Not Present Gas Shutoff: Present Venting (Air Supply): Not Applicable The manufacture date of the AO Smith gas water heater is January The typical gas water heater life is 8-12 years. The water temperature tested between 105 and 110 degrees at several locations in the home. A catch pan is recommended under all water heaters. If the water heater leaks damage to property and furnishings will occur if the leaking water fails to dump into the floor drain. Pipes Material: Copper Flow Rate: Satisfactory Leaks from freeze damaged exterior water faucets may not be visible at the time of the inspection due to finished ceilings. Plumbing faucets outdoors: traditional simple hose bibs or outdoor faucets can easily freeze where they pass through the building wall if the faucet is not shut off and drained. Newer style longer-stem frost-proof outdoor faucets are available and are used in new construction. The newer faucets turn off water flow well inside the (supposedly heated) space. If your outdoor faucet is the older type that is not frost-proof, you should be able to turn off water to that faucet and open a small screw fitting on the faucet body side to assist in draining that device when draining the building piping. Never leave a garden hose attached to your outdoor faucet in winter as water in the hose may add to the risk that the faucet will be freeze damaged. When using the faucet for the first in the spring make sure it is not leaking on the interior before leaving it unattended. Drains Type: Plastic While the inspector makes every effort to find visible areas of concerns, some area can go unnoticed. Washing machine and dishwasher lines for example cannot be checked for leaks or the ability to handle the volume during drain cycle. There is evidence of an old leak at a PVC pipe end cap located in the floor joists of the furnace room. Vent Pipes

11 Page 11 of 24 Type: Plastic Electrical Systems & Components Our examination of the electrical system includes a visual examination of the exposed and accessible branch circuits, wiring, service panel, over current protection devices, lighting fixtures, switches, and receptacles. Service equipment, proper grounding, wiring methods and bonding are focal points. We inspect for adverse conditions such as lack of grounding and bonding, over-fusing, exposed wiring, open-air wire splices, reverse polarity and defective GFCI's. The hidden nature of the electrical wiring prevents inspection of every length of wire or their connections. Telephone, video, cable, audio, security systems and other low voltage systems were not included in this inspection unless specifically noted. We recommend you have the seller or a specialist demonstrate the serviceability or locations of these systems to you if necessary. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all Bedroom doors and in Bedrooms. These units should be tested monthly. Service Line Entrance Type: Underground Conductor: Aluminum Location: East Wiring: Romex (Encased in Plastic) Volts: v Capacity: 100 Main Panel Volts: v Capacity: 100A Type of Overload Protection: Circuit Breakers Bonding: Bonded Grounding: Grounded Location: East furnace/laundry room wall. The photo is of the main service panel with cover removed by the inspectors. Homeowners should not remove the cover from an electrical panel - it is unsafe to do so. Homeowners should look at their electrical equipment for signs of trouble and should contact a licensed electrician to address any concerns that arise. Without removing the electrical panel cover, but by opening the hinged electrical panel access door, homeowners can access the circuit breakers. Circuits & Conductors Type of Wiring: Romex Outlets Exterior Garage Kitchen Bathroom Number GFCI Yes Yes No Yes

12 Page 12 of 24 Outlets, Fixtures, & Switches Number Tested: Representative Number Method of Testing: GFCI tester Outlet Testing: Reverse Polarity: No Non-GFCI: Yes Ungrounded: No Voltage Drop: No The inspection of electrical outlets and switches does not involve dismantling to determine wire connection. Smoke Detectors Smoke Detectors: Tested Smoke detectors were tested with the test button and did not respond. Replace detector batteries every 6 months. It is recommended that smoke detectors are replaced every 5 years. Attic Our inspection of the Attic includes a visual examination of the roof framing, plumbing, electrical, and mechanical systems. There are often heating ducts, bathroom vent ducts, electrical wiring, chimneys and appliance vents in the Attic. We examined these systems and components for proper function, unusual wear and general state of repair, leakage, venting and unusual or improper improvements. When low clearances and deep insulation prohibits walking in an unfinished Attic, inspection will be from the access opening only. Vaulted ceilings cannot be inspected. Attic Access Access Type: Scuttle Hole Attic Access Location: Garage ceiling. An attic fan has been installed in the attic door. This type of fan is not meant to be installed in a garage ceiling or attic door. The attic door in a garage should be a fire stop such as drywall/sheet rock or solid plywood. Attic Ventilation Type: Soffit Vents, Roof Vents Fan Type: None Observed Roof Frame Type: Truss Vent Pipes & Flashing Leaks Observed: Visible Leaks

13 Page 13 of 24 -There are vents that leak or function improperly. See the roof section. Ceiling Frame Type of Framing: Truss Moisture & Mildew Type: None The area around the chimney has a history of past leaks. Attic Insulation Type: Blown Location: In Floor Average Depth (Inches): 6 to 20 Attic Sheathing Observed: Observed Interior Components Our inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, cabinetry, countertops, steps, stairways, balconies and railings. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be inspected. The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors unde rlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. General Information Number of Bathrooms: 2 Number of Bedrooms: 3

14 Page 14 of 24 Conforming basement bedrooms requires a source of heat, light, and an egress window. Floors Type of floor: Carpet All flooring defects like squeaks and stains may not be visible at the time of the inspection due to property location and position. Some squeaky flooring will need to be stepped on in the right place which is more likely to occur when the home is lived in. Walls Type: Drywall Ceilings Type: Drywall Entry Doors Material: Metal Insulation: Insulated Other Entry Doors Type of Door: Sliding Glass Insulation: Insulated The sliding patio door screen is damaged by dog scratch marks. Interior Doors (door # 1) Location: Basement -The doors are damaged. The entry door to the north west room in the basement is missing a strike plate at the latch jamb. Interior Doors (door # 2) Location: Basement -The doors do not open and close properly. The entry door to the north east room in the basement will not latch and it catches on the door frame (jamb).

15 Page 15 of 24 Windows Type: Double Hung, Sliding Material: Vinyl Glass: Insulated Glass Storm Windows: No Moisture and Mildew Degree of Damage: None Fireplace Type: Wood-Burning Operational: No You should consult a licensed contractor to have the chimney cleaned before placing in service. Do not use a fireplace if there is in any doubt about safety before it has been inspected by a certified professional fireplace contractor. Laundry Moisture Damage: None Ventilation: None, Not Satisfactory "Plastic or Mylar" dryer duct" sold at various suppliers does not say on the packaging that it can be used for clothes dryer ducts...it specifically says bathroom venting. Plastic duct is not a UL approved dryer duct material, it may not be code approved and its use will probably void any dryer manufacturer warranty." Solid metal rigid dryer duct, aluminum; functional, modest cost, easy to handle, but requires use of elbows to make bends handled by flex duct installations. Smooth surfaces of solid metal duct work slow lint accumulation. Keep dryer vents clear. Clean your dryer's lint screen regularly to avoid lint buildup, which was listed as a factor in many fires. Use rigid metal dryer ducts instead of flexible ducts made of foil or plastic, which can sag and let lint build. And check them regularly to remove any lint buildup. Bathroom 1 Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors, walls, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are inspected for water drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and examined where visible. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be requir ed in the future. Bathroom Location Location: Main floor hallway

16 Page 16 of 24 Toilets -The toilet fixture is unstable. The toilet bowl is not securely attached to floor. You should consult a competent plumbing contractor about the needed repairs. Over tightening of the bolts may crack the base of the bowel. Also verify the wax ring is sealed properly to stop leaks and methane gas entry. Ventilation Fan Vents To: Attic Bathtub Type: Built-In The mechanical drain stopper is not working. Shower Walls Type: Fiber Glass Floor Type: Duraceramic Receptacles Type: GFCI Moisture & Mildew Type: None The inspector's visual inspection for mold or mildew is limited to surface material only. No visible mold or mildew was observed at the time of the inspection. Sinks The sink drained slow at the time of the inspection. Bathroom 2

17 Page 17 of 24 Bathroom Location Location: Basement There is no visible HVAC air vent for the basement bathroom. Toilets -The toilet fixture is unstable. The toilet bowl is not securely attached to floor. Ventilation Fan Vents To: House -There is a bathroom without a working fan for ventilation. Some bathrooms with windows do not have ventilation fans. While a window can provide adequate ventilation, it is recommended that all bathrooms have ventilation provided to remove moist air. Bathtub Type: Built-In Shower Walls Type: Fiber Glass Floor Type: Vinyl (Linoleum) Receptacles Type: GFCI Moisture & Mildew Type: None Sinks The vanity sink top is not properly secured. You should consult a component general contractor about the needed repairs.

18 Page 18 of 24 Kitchen Inspection of standalone refrigerators, freezers and built-in icemakers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection to inspect below or behind them. Portable dishwashers are not inspected, as they require connection to facilitate testing and are sometimes not left with the home. Cabinets -The drawers do not open and close properly. The vanity doors below the sink have magnets installed because the spring loaded hinges have failed. Counters Counter Tops: Laminate The visible surface of the counter top was undamaged at the time of the inspection. Dishwasher Operational: Operating Make: GE Model: The dishwasher was started at the time of the inspection. The wash, drain and drying cycles was tested in the fast wash mode. Inspector's also look for the proper drain connection and evidence of past water leaks. This is and older dishwasher however it appeared to be functioning properly at the time of the inspection. Disposal Operational: Operating Make: GE Model: Flooring Type: Vinyl Microwave Operational: Operating Make: GE Model:

19 Page 19 of 24 Moisture and Mildew Degree of Damage: None Range/Oven Fuel Type: Electric Operational: Operating Make: Whirlpool Model: The inspection of the range top and oven is limited to turning the component on and detecting it is starting to heat. Receptacles Type: Non-GFCI -There are non-gfci receptacles in the kitchen. We recommend GFCI outlets within reach of the kitchen sink. You should consult a licensed electrical contractor about the needed repairs. Refrigerator Operational: Operating Make: Whirlpool Model: Sink Ventilation Fan Vents To: Interior Basement / Crawlspace Many of the building's structural elements and portions of its mechanical systems are visible inside the Crawlspace. These include the foundation, portions of the structural framing, distribution systems for electricity, plumbing, and heating. Each accessible and visible component and system was examined for proper function, excessive wear or abnormal deterioration and general state of repair. It is not unusual to find occasional moisture and dampness in the Crawl Spaces and we advise annual inspections of this area. Significant or frequent water accumulation can affect the structures foundation and support system and would indicate the need for further evaluation by professional drainage contractor. We advise to monitor your Crawlspace during the rainy season. Description

20 Page 20 of 24 Type: Full Access Location: Stairs Foundation Type: Concrete, Block Stairs Floor Floor Type: Concrete Walls Wall Type: Closed The furnace and storage room walls are unfinished. Floor Drain Visibility: Visible Sump Pump Type: Submersible Status: Not Tested Water was visible in the sump - monitor. Sump pumps remove unwanted water, such as surface or ground water that leak into a building. Ceiling Ceiling Type: Closed *The ceiling was not inspected for asbestos content. The furnace room and storage room have unfinished ceiling. The type and percentage of Asbestos Containing Building Material (ACBM) can only be determined by testing. Insulation Location: There is no insulation provided in the rim joist.

21 Page 21 of 24 Floor Joists Type: Conventional Visibility: Visible Floor joists are not fully visible. Sub Flooring Visibility: Not Visible -There is evidence of leakage on the sub floor. The sub flooring located below the main floor tub is showing evidence of old moisture damage. (See photo) The sub flooring was dry to the touch at the time of the inspection. Dampness Degree of Damage: -There are surface stains or rust in the basement. -There are signs of deterioration (Mineral Efflorescence). There is evidence of moisture entry on the painted block walls of the north east storage room. See the foundation section. Heating System Our examination of the heating system includes a visual examination of the exposed and accessible heating equipment, thermostat, safety controls, venting and the means of air distribution. Our inspection of the heating system includes activating the heating system via the thermostat and a visual examination of the accessible components listed below. These items are examined for proper function, excessive or unusual wear and general state of repair. Heat exchangers are inaccessible by design, and are not part of the ASHI standards of practice. They must be completely removed from the furnace to be fully evaluated. Our inspection does not include disassembly of the furnace. The inspector cannot light pilot lights due to the liability. The inspector does not test safety devices. To obtain maximum efficiency and reliability from your heating system, we recommend annual servicing and inspections by a qualified heating specialist. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard, which is sometimes a costly condition to address. Heating System Type: Forced Air Fuel: Natural Gas Age: Mfd. 1/2013 years Capacity: 60/48,000 BTU's Heat System Location: Basement Thermostat Location: Main floor hallway

22 Page 22 of 24 Fuel Source Fuel Type: Natural Gas Fuel Supply: Public Gas Status: Turned On Heat Exchanger Condition: Not Inspected Status: Not Tested Visibility: Not Visible *The heat exchanger was not inspected for holes or damage. The heat exchanger in a gas furnace is partially hidden from view. It cannot be fully examined and its condition determined without being disassembled. Since this is not possible during a visual inspection, we recommend having the heating system checked by a heating expert. We recommend the installation of a carbon monoxide detector. Carbon monoxide detector's should be replaced every 5 years. Heat Distribution Type: Ductwork Pipes: Galvanized Located in: Some Rooms Air Filters Filter Type: Disposable The door is missing for the air filter. Without a door or plate over the filter slot unfiltered air will entering the furnace. Recommend replacing filter every 1to3 months. Gas Furnace Cooling System This is a visual inspection limited in scope by (but not restricted to) the following conditions: - Window and/or wall mounted air conditioning units are not inspected. - The cooling supply adequacy or distribution balance are not inspected. - Pressure tests on coolant systems are not within the scope of this inspection; therefore no representation is made regarding coolant charge or line integrity. - Judgment of system efficiency or capacity is not within the scope of this inspection. - Cooling systems are not dismantled in any way. Secured access covers

23 Page 23 of 24 are not removed. - The interior components of evaporators, condensers and heat pumps are not viewed. - The interior conditions of cooling components are not evaluated. - The presence of leaking refrigerant lines, heat pump oil, etc., is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. Air Conditioning Unit Status: Tested Age: Mfd. 3/2002 Capacity: 2 Ton Location: East Last Service Date: Unknown *The system was not inspected for low refrigerant. The temperature at the duct work vents was tested with a temperature gauge. At the time of the inspection the temperature was the same as the thermostat setting. Air Conditioning Type Type: Central Air Fuel: Turned On We recommend annual service of all furnace and air conditioners. Recommend contacting the HVAC contractor that has service this unit in the past. Electrical Disconnect Location: House wall and service panel Air Distribution Type: Ductwork Located in: Some Rooms Garage / Carport The Garage is inspected as best as possible, but can be limited due to parked cars or personal stored items. Due to this area be cluttered or areas being inaccessible, it is common for sections that cannot not be fully inspected or items identified during our limited inspection. We suggest that a walk-through be performed once the home is vacant. If this is a new construction inspection or vacant home this area will be inspected thoroughly. Determining the heat resistance rating of firewalls and doors is beyond the scope of this inspection. Flammable materials should not be stored within the Garage area if possible. Additional Pictures

24 Page 24 of 24 The moisture stains at the east wall of the north east storage basement storage room. The chain link fence top rail is detached and damaged at several locations. The vinyl siding is damaged at several locations. Missing shingles near the chimney. Hail damage with minor granule loss. Thank You! As requested a visual inspection was conducted on the above property. The inspection reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. Each of the items listed in the Report Summary or in the body of the inspection report may require further evaluation and repair by licensed trade's people. Thank you for selecting Integrity Home Inspection & Testing, LLC. If you have any questions regarding the report or the property, please feel free to call me. Sincerely, Larry G. Karschner file:///c:/irc3/preview.html