Summary. Cincinnati OH. This report published on Saturday, February 14, :36:40 PM EST

Transcription

1 Website: Phone: (513) Inspector: John Woodall InterNACHI Certified ID: NACHI Summary Client(s): Property address: Inspection date: This report published on Saturday, February 14, :36:40 PM EST The SUMMARY REPORT is provided as an accessory to the Inspection Report and is not a full report. It summarizes the inspectors comments regarding conditions and/or concerns found during the course of the visual examination and does not represent the full inspection and should not be used separate from the inspection report. Concerns are shown and sorted according to these types: Safety Repair/Replace Repair/Maintain Minor Defect Maintain Poses a safety hazard Recommend repairing or replacing Recommend repair and/or maintenance Correction likely involves only a minor expense Recommend ongoing maintenance Page 1 of 25

2 SUMMARY Evaluate Monitor Serviceable Comment Damage Conducive conditions Recommend evaluation by a specialist Recommend monitoring in the future Item or component is in servicable condition For your information Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) General Information 1 - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: Evidence of rodent infestation was found in the form of feces in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: Photo 2-1 Photo 2-2 Page 2 of 25

3 SUMMARY Photo The natural gas service was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor. Grounds 4 - The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit: Photo Pavement sloped down towards building perimeters in one area in back. This can result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new. Page 3 of 25

4 SUMMARY Photo 5-1 Exterior and Foundation 6 - Patio window screens are damaged and in need of repair. Photo 6-1 Photo One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations, or may have already caused damage (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations. Photo 7-1 Page 4 of 25

5 SUMMARY 8 - One or more areas where the concrete top coat is bubbling or pulling away from the foundation were found. These didn't appear to be a structural concern, but recommend scraping, resurfacing and monitoring. This could be a symptom of an underlying water or moisture issue. Photo 8-1 Photo 8-2 Photo 8-3 Photo Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better. Photo 9-1 Page 5 of 25

6 SUMMARY 10 - Recommend removing debris from foundation. This is a place for rodents and moisture to accumulate. Photo 10-1 Basement 11 - Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future. The smell of moisture was strong in basement. Wood raised floor in back finished room of basement was soft and spongy. Photo 11-1 Soft spongy flooring with strong smell of moisture. Photo 11-2 Soft spongy flooring with strong smell of moisture. Page 6 of 25

7 SUMMARY Photo 11-3 Soft spongy flooring with strong smell of moisture. Photo 11-4 Soft spongy flooring with strong smell of moisture. Photo 11-5 Sealant or water-proofing coating was found on basement walls with stains and flaking. Photo 11-6 Sealant or water-proofing coating was found on basement walls with stains and flaking. Photo 11-7 Roof 12 - Gutter flashing or gutter apron has not been installed. Although this is not a code violation, gutter flashing or apron is recommended and helps prevent leaks behind the gutter that cause damage to the fascia. For more information on gutter flashing/apron see: Page 7 of 25

8 SUMMARY sourceid =chrome-psyapi2& rlz = 1C1KMZA_enUS555US556&ion=1& espv =2& ie = UTF- 8&q=gutter% 20flashing Photo 12-1 Photo 12-2 Photo 12-4 Photo 12-3 Photo 12-5 Photo 12-6 Page 8 of 25

9 SUMMARY Photo Some clay roof tiles were cracked, broken, chipped, missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary. Photo 13-1 Photo 13-2 Photo 13-3 Photo 13-4 Page 9 of 25

10 SUMMARY Photo 13-5 Photo 13-6 Attic and Roof Structure 14 - One rafter in the roof structure was damaged from dry rot from what appeared to be old water damage. Repairs also appear to have been made. This is minimal and does not impact roof structure. Wood was dry and free of moisture, mold, or pests. Photo 14-1 Photo 14-2 Photo 14-3 Photo 14-4 Page 10 of 25

11 SUMMARY Photo 14-5 Photo 14-6 Photo 14-7 Photo 14-8 Photo 14-9 Photo The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices. The North American Insulation Manufacturers Association recommends that houses in our climate zone should have R-38 to R-60 in the attic. The U.S. Dept. of Energy recommends that houses in our climate zone should have R-38 to R-60 in the attic. Page 11 of 25

12 SUMMARY Photo 15-1 Photo 15-2 Photo 15-3 Photo 15-4 Garage or Carport 16 - The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit: Page 12 of 25

13 SUMMARY Photo 16-1 Electric 17 - One ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip at the kitchen. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. Photo One or more electric receptacles (outlets) at the kitchen and/or laundry sink had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations: Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) For more information, visit: Photo 18-1 Photo 18-2 Page 13 of 25

14 SUMMARY 19 - Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices. Photo 19-1 Photo 19-2 Photo 19-3 Photo Wire splices were exposed under kitchen sink and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices. Photo 20-1 Photo 20-2 Page 14 of 25

15 SUMMARY Photo Wiring appeared to be damaged by rodents (e.g. insulation chewed) in the attic. Damaged wiring can pose a shock or fire hazard. Recommend that a qualified electrician replace damaged wiring as necessary. Photo 21-1 Photo One or more sections of outdoor wiring were exposed and not rated for exterior use and/or subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring. Photo 22-1 Photo No smoke alarms were visible. This is a potential safety hazard. A qualified electrician should install smoke alarms per Page 15 of 25

16 SUMMARY standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit: One ceiling light in basement and two can lights in family room/den were loose or wires were exposed. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Photo 24-1 Photo 24-2 Photo Ungrounded 3 prong plugs in basement. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. Photo 25-1 Photo 25-2 Page 16 of 25

17 SUMMARY 26 - There is no 3 prong grounded plug at the window where the air conditioner is placed. Window air conditioners draw a lot of power and require a 20 amp 3 prong dedicated plug to be safe. Photo Open wire in attic was tested and is not hot but recommend having a qualified professional remove or terminate in junction box. Photo 27-1 Photo One cover plates for a switch in the basement was missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Photo 28-1 Page 17 of 25

18 SUMMARY 29 - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits. Photo 30-1 Photo 30-2 Photo The service drop wires were very near trees. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge. Page 18 of 25

19 SUMMARY Photo 31-1 Photo 31-2 Photo The GTO 2007 electric gate at drive was not functioning or unable to test without remote. The gate has power but there is no non-remote switch to test. Recommend talking with the homeowner or calling the gate company directly. Photo 32-1 Photo 32-2 Page 19 of 25

20 SUMMARY Photo 32-3 Plumbing / Fuel Systems 33 - Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include: Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours Install appropriate filters at points of use Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water Use bottled or distilled water Treat well water to make it less corrosive Have a qualified plumber replace supply pipes and/or plumbing components as necessary For more information visit: Drain pipe under utility sink in basement was leaking. Recommend that a qualified plumber evaluate and replace components as necessary. Photo Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are Page 20 of 25

21 SUMMARY likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings. Photo 35-1 Photo 35-2 Photo Some or all of the water supply and drain or vent pipes were made of galvanized steel. Based on the age of this structure and the year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following: That a qualified plumber evaluate to better understand or estimate the remaining life Consulting with a qualified plumber about replacement options and costs Budget for replacement in the future Monitor these pipes for leaks and decreased flow in the future Consider replacing old, galvanized steel piping proactively For more information, visit: Water Heater 37 - The water heater was installed on a concrete floor and was not resting on an insulated pad or raised from the floor. The bottom of the casing is likely to rust, and energy efficiency may be reduced. Recommend installing an insulated pad under the water heater. Page 21 of 25

22 SUMMARY Photo The water heater's gas supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls." Heating, Ventilation and Air Condition (HVAC) 39 - The boiler heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat). Kitchen 40 - An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors The sink faucet was loose. Recommend that a qualified person repair as necessary. Photo 41-1 Bathrooms, Laundry and Sinks Page 22 of 25

23 SUMMARY 42 - The toilet fill valve or float mechanism in the toilet at location(s) #D did not operate properly or was inoperable. Recommend that a qualified person repair as necessary. Photo 42-1 Photo 42-2 Interior and Exterior Doors and Windows 43 - Stains were found on the upstairs bath ceiling off hall. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary. In bathroom d Photo 43-1 Photo stone broken window sills found in upstairs hall and downstairs left front window caused by settling over the years and only a cosmetic concern. Page 23 of 25

24 SUMMARY Photo 44-1 Photo Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: Photo 45-1 Photo 45-2 Photo 45-3 Photo 45-4 Page 24 of 25

25 SUMMARY Photo 45-5 Photo 45-6 Wood Destroying Organism Findings 47 - Exposed joists in basement showed signs of moisture. I suspect this is a result of water penetrating the front of the building at the low spots around the down spouts and possibly broken drain pipes below grade that the downspouts are connected to. I recommend talking with home owner and the roofing company that recently installed the downspouts to verify they were tested. Moisture over 30% is conducive to wood destroying organisms. Photo 47-1 Photo 47-2 Photo 47-3 Photo 47-4 Page 25 of 25

26 Website: Phone: (513) Inspector: John Woodall InterNACHI Certified ID: NACHI Inspection date: Client(s): Property address: This report published on Saturday, February 14, :36:40 PM EST Thank you for choosing Best Choice Home Inspections. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us. This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report. Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects. Page 1 of 40

27 How to Read this Report This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types: Safety Repair/Replace Repair/Maintain Minor Defect Maintain Evaluate Monitor Serviceable Comment Damage Conducive conditions Poses a safety hazard Recommend repairing or replacing Recommend repair and/or maintenance Correction likely involves only a minor expense Recommend ongoing maintenance Recommend evaluation by a specialist Recommend monitoring in the future Item or component is in servicable condition For your information Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) Page 2 of 40

28 General Information Report number: Present during inspection: Client Weather conditions during inspection: Dry (no rain) Temperature during inspection: Cool Type of building: Single family Buildings inspected: One house Age of main building: 1919 Source for main building age: Municipal records or property listing Front of building faces: South Main entrance faces: South Occupied: No 1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: ) Evidence of rodent infestation was found in the form of feces in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: Photo 2-1 Photo 2-2 Page 3 of 40

29 Photo 2-3 3) The natural gas service was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor. Page 4 of 40

30 Grounds Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. Site profile: Minor slope Condition of driveway: Appeared serviceable Driveway material: Asphalt Condition of sidewalks and/or patios: Appeared serviceable Sidewalk material: Poured in place concrete Deck, patio, porch cover material and type: Open Condition of decks, porches and/or balconies: Appeared serviceable Deck, porch and/or balcony material: Concrete Condition of stairs, handrails and guardrails: Appeared serviceable Exterior stair material: Metal 4) The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit: Photo 4-1 5) Pavement sloped down towards building perimeters in one area in back. This can result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new. Page 5 of 40

31 Photo 5-1 Page 6 of 40

32 Exterior and Foundation Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Wall inspection method: Viewed from ground and from a ladder Condition of wall exterior covering: Appeared serviceable, clean and in good condition. Apparent wall structure: Brick Wall covering: Solid brick (not veneer) Condition of foundation and footings: Appeared serviceable and required repairs, replacement and/or evaluation (see comments below) Apparent foundation type: Finished basement Foundation/stem wall material: Poured in place concrete and poured Footing material (under foundation stem wall): Poured in place concrete 6) Patio window screens are damaged and in need of repair. Photo 6-1 Photo 6-2 7) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations, or may have already caused damage (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations. Photo 7-1 Page 7 of 40

33 8) One or more areas where the concrete top coat is bubbling or pulling away from the foundation were found. These didn't appear to be a structural concern, but recommend scraping, resurfacing and monitoring. This could be a symptom of an underlying water or moisture issue. Photo 8-1 Photo 8-2 Photo 8-3 Photo 8-4 9) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better. Photo 9-1 Page 8 of 40

34 10) Recommend removing debris from foundation. This is a place for rodents and moisture to accumulate. Photo 10-1 Page 9 of 40

35 Basement Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity. Condition of exterior entry doors: Appeared serviceable Exterior door material: Wood Condition of floor substructure above: Appeared serviceable Pier or support post material: Concrete Floor structure above: Solid wood joists Condition of insulation underneath floor above: Not applicable, none installed 11) Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future. The smell of moisture was strong in basement. Wood raised floor in back finished room of basement was soft and spongy. Photo 11-1 Soft spongy flooring with strong smell of moisture. Photo 11-2 Soft spongy flooring with strong smell of moisture. Page 10 of 40

36 Photo 11-3 Soft spongy flooring with strong smell of moisture. Photo 11-4 Soft spongy flooring with strong smell of moisture. Photo 11-5 Sealant or water-proofing coating was found on basement walls with stains and flaking. Photo 11-6 Sealant or water-proofing coating was found on basement walls with stains and flaking. Photo 11-7 Page 11 of 40

37 Roof Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free. Roof inspection method: Viewed from eaves on ladder Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below) Roof surface material: Clay tile Roof type: Gable Apparent number of layers of roof surface material: One Condition of exposed flashings: None Condition of gutters, downspouts and extensions: Appeared serviceable and limited evaluation due to little or no rainfall during and prior to the inspection 12) Gutter flashing or gutter apron has not been installed. Although this is not a code violation, gutter flashing or apron is recommended and helps prevent leaks behind the gutter that cause damage to the fascia. For more information on gutter flashing/apron see: sourceid =chrome-psyapi2& rlz = 1C1KMZA_enUS555US556&ion=1& espv =2& ie = UTF- 8&q=gutter% 20flashing Photo 12-1 Photo 12-2 Page 12 of 40

38 Photo 12-4 Photo 12-3 Photo 12-5 Photo 12-6 Photo 12-7 Page 13 of 40

39 13) Some clay roof tiles were cracked, broken, chipped, missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary. Photo 13-1 Photo 13-2 Photo 13-3 Photo 13-4 Photo 13-5 Photo 13-6 Page 14 of 40

40 Attic and Roof Structure Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Attic inspection method: Traversed Condition of roof structure: Appeared serviceable Roof structure type: Rafters Ceiling structure: Ceiling joists Condition of insulation in attic: Inadequate (see comments below) Ceiling insulation material: Fiberglass / loose fill Vermiculite insulation present: None visible Condition of roof ventilation: Appeared serviceable Roof ventilation type: Gable end vents 14) One rafter in the roof structure was damaged from dry rot from what appeared to be old water damage. Repairs also appear to have been made. This is minimal and does not impact roof structure. Wood was dry and free of moisture, mold, or pests. Photo 14-1 Photo 14-2 Photo 14-3 Photo 14-4 Page 15 of 40

41 Photo 14-5 Photo 14-6 Photo 14-7 Photo 14-8 Photo 14-9 Photo ) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices. The North American Insulation Manufacturers Association recommends that houses in our climate zone should have R-38 to R-60 in the attic. The U.S. Dept. of Energy recommends that houses in our climate zone should have R-38 to R-60 in the attic. Page 16 of 40

42 Photo 15-1 Photo 15-2 Photo 15-3 Photo 15-4 Page 17 of 40

43 Garage or Carport Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. Type: Attached Fire Door between attached garage and house: No Condition of door between garage and house: Appeared serviceable Type of door between garage and house: Solid core and wood Condition of garage vehicle door(s): Appeared serviceable Type of garage vehicle door: Sectional Condition of automatic opener(s): Appeared serviceable Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes Condition of garage floor: Appeared serviceable Condition of garage interior: Appeared serviceable Garage ventilation: None 16) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit: Photo 16-1 Page 18 of 40

44 Electric Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. Electric service condition: Appeared serviceable Primary service type: Overhead Service voltage (volts): and 3 phase, 4 wire, 120 Estimated service amperage: 200 Primary service overload protection type: Circuit breakers Main disconnect rating (amps): 200 System ground: Ground rod(s) in soil and cold water supply pipes Condition of main service panel: Square D inspected Appeared serviceable Condition of sub-panel(s): Appeared serviceable Location of main service panel #A: Garage Location of main service panel #B: 1st floor hall closet Location of main disconnect: Breaker at top of main service panel Condition of branch circuit wiring: Serviceable Branch circuit wiring type: Romex & Sheathed 17) One ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip at the kitchen. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. Photo ) One or more electric receptacles (outlets) at the kitchen and/or laundry sink had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations: Page 19 of 40

45 Outdoors (since 1973) Bathrooms (since 1975) Garages (since 1978) Kitchens (since 1987) Crawl spaces and unfinished basements (since 1990) Wet bar sinks (since 1993) Laundry and utility sinks (since 2005) For more information, visit: Photo 18-1 Photo ) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices. Photo 19-1 Photo 19-2 Page 20 of 40

46 Photo 19-3 Photo ) Wire splices were exposed under kitchen sink and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices. Photo 20-1 Photo 20-2 Photo ) Wiring appeared to be damaged by rodents (e.g. insulation chewed) in the attic. Damaged wiring can pose a shock or fire hazard. Recommend that a qualified electrician replace damaged wiring as necessary. Page 21 of 40

47 Photo 21-1 Photo ) One or more sections of outdoor wiring were exposed and not rated for exterior use and/or subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring. Photo 22-1 Photo ) No smoke alarms were visible. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit: 24) One ceiling light in basement and two can lights in family room/den were loose or wires were exposed. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Page 22 of 40

48 Photo 24-1 Photo 24-2 Photo ) Ungrounded 3 prong plugs in basement. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. Photo 25-1 Photo ) There is no 3 prong grounded plug at the window where the air conditioner is placed. Window air conditioners draw a lot of power and require a 20 amp 3 prong dedicated plug to be safe. Page 23 of 40

49 Photo ) Open wire in attic was tested and is not hot but recommend having a qualified professional remove or terminate in junction box. Photo 27-1 Photo ) One cover plates for a switch in the basement was missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Photo ) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each Page 24 of 40

50 separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: 30) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits. Photo 30-1 Photo 30-2 Photo ) The service drop wires were very near trees. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge. Page 25 of 40

51 Photo 31-1 Photo 31-2 Photo ) The GTO 2007 electric gate at drive was not functioning or unable to test without remote. The gate has power but there is no non-remote switch to test. Recommend talking with the homeowner or calling the gate company directly. Photo 32-1 Photo 32-2 Page 26 of 40

52 Photo 32-3 Page 27 of 40

53 Plumbing / Fuel Systems Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. Condition of service and main line: Appeared serviceable Water service: Public - tested at 53 PSI Location of main water shut-off: Basement Condition of supply lines: Appeared serviceable Supply pipe material: Copper Condition of drain pipes: Appeared serviceable but, at 95 years old they are near the end of their service life. (see comments below) Drain pipe material: Galvanized steel Condition of waste lines: Appeared serviceable Waste pipe material: Plastic and galvanized steel Vent pipe condition: Appeared serviceable Vent pipe material: Galvanized steel Sump pump installed: No Sewage ejector pump installed: No 33) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include: Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours Install appropriate filters at points of use Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water Use bottled or distilled water Treat well water to make it less corrosive Have a qualified plumber replace supply pipes and/or plumbing components as necessary For more information visit: ) Drain pipe under utility sink in basement was leaking. Recommend that a qualified plumber evaluate and replace components as necessary. Page 28 of 40

54 Photo ) Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings. Photo 35-1 Photo 35-2 Photo ) Some or all of the water supply and drain or vent pipes were made of galvanized steel. Based on the age of this structure and the year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following: Page 29 of 40

55 That a qualified plumber evaluate to better understand or estimate the remaining life Consulting with a qualified plumber about replacement options and costs Budget for replacement in the future Monitor these pipes for leaks and decreased flow in the future Consider replacing old, galvanized steel piping proactively For more information, visit: Page 30 of 40

56 Water Heater Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. Condition of water heater: Appeared serviceable Type: Tank Energy source: Natural gas Capacity (in gallons): 50 Location of water heater: Basement Hot water temperature tested: No 37) The water heater was installed on a concrete floor and was not resting on an insulated pad or raised from the floor. The bottom of the casing is likely to rust, and energy efficiency may be reduced. Recommend installing an insulated pad under the water heater. Photo ) The water heater's gas supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls." Page 31 of 40

57 Heating, Ventilation and Air Condition (HVAC) Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or woodfired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). General heating system type(s): Boiler General heating distribution type(s): Pipes and radiators Last service date of primary heat source: 8/25/12 Source for last service date of primary heat source: Label Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off) Type of combustion air supply: No dedicated source visible, uses room air Condition of venting system: Appeared serviceable Condition of controls: Not determined (system inoperable) 39) The boiler heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat). Page 32 of 40

58 Fireplaces, Stoves, Chimneys and Flues Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist. Condition of gas-fired fireplaces or stoves: Appeared serviceable Condition of chimneys and flues: Appeared serviceable Gas-burning chimney type: Masonry Page 33 of 40

59 Kitchen Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. Condition of counters: Appeared serviceable, clean and in good condition. Condition of cabinets: Wood - Appeared serviceable and in good condition Condition of sinks and related plumbing: Appeared serviceable (faucet was loose, see below) Condition of under-sink food disposal: 1/2 HP - tested and working and in good condition Condition of dishwasher: Tested and working Condition of oven: Not determined - gas is off at time of inspection Range, cooktop or oven type: Natural gas Type of ventilation: Hood or built into microwave over range or cooktop Condition of refrigerator: Amana - Appeared serviceable and in good working order Condition of built-in microwave oven: GE Appeared serviceable 40) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors. 41) The sink faucet was loose. Recommend that a qualified person repair as necessary. Photo 41-1 Page 34 of 40

60 Bathrooms, Laundry and Sinks Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Location #A: Full bath and basement Location #B: Half bath and first floor Location #C: Full bath, master bath and second floor Location #D: Full bath, second floor and toilet flush handle broken water spot on ceiling Condition of counters: Appeared serviceable, clean and in good condition. Condition of cabinets: Appeared serviceable Condition of flooring: Appeared serviceable and tile Condition of sinks and related plumbing: Appeared serviceable and porcelain Condition of toilets: Appeared serviceable Condition of bathtubs and related plumbing: Appeared serviceable Condition of shower(s) and related plumbing: Appeared serviceable and tile Condition of ventilation systems: Appeared serviceable Bathroom ventilation type: With individual ducts in master bath and half bath Gas supply for laundry equipment present: No 240 volt receptacle for laundry equipment present: Yes 42) The toilet fill valve or float mechanism in the toilet at location(s) #D did not operate properly or was inoperable. Recommend that a qualified person repair as necessary. Photo 42-1 Photo 42-2 Page 35 of 40

61 Interior and Exterior Doors and Windows Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection. Condition of exterior entry doors: Appeared serviceable Exterior door material: Wood Condition of interior doors: Appeared serviceable and wood hollow core Condition of windows and skylights: Appeared serviceable Type(s) of windows: Vinyl replacement in broken window sills see below) Condition of walls and ceilings: Appeared serviceable with minor cracks and flaking paint (see below) Wall type or covering: Plaster Ceiling type or covering: Plaster Condition of flooring: Appeared serviceable Flooring type or covering: Wood or wood products Condition of stairs, handrails and guardrails: Appeared serviceable 43) Stains were found on the upstairs bath ceiling off hall. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary. In bathroom d Photo 43-1 Photo ) 2 stone broken window sills found in upstairs hall and downstairs left front window caused by settling over the years and only a cosmetic concern. Page 36 of 40

62 Photo 44-1 Photo ) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: Photo 45-1 Photo 45-2 Photo 45-3 Photo 45-4 Page 37 of 40

63 Photo 45-5 Photo ) Flaking paint and foot rest covering found bar. Photo 46-1 Photo 46-2 Photo 46-3 Photo 46-4 Page 38 of 40

64 Wood Destroying Organism Findings Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection. Visible evidence of active wood-destroying insects: No Visible evidence of active wood decay fungi: No Visible evidence of past wood-destroying insects: No Visible evidence of past wood decay fungi: No Visible evidence of damage by wood-destroying insects: No Visible evidence of damage by wood decay fungi: No Visible evidence of conditions conducive to wood-destroying organisms: Yes and moisture found in basement 47) Exposed joists in basement showed signs of moisture. I suspect this is a result of water penetrating the front of the building at the low spots around the down spouts and possibly broken drain pipes below grade that the downspouts are connected to. I recommend talking with home owner and the roofing company that recently installed the downspouts to verify they were tested. Moisture over 30% is conducive to wood destroying organisms. Photo 47-1 Photo 47-2 Photo 47-3 Photo 47-4 Page 39 of 40