House2 Home Economy Inspection

Transcription

1 2 Pinecone Dr. Palm Coast, FL CMA,CIEC,CVI,CTI.CIAQS / House2 Home Economy Inspection 55 Burroughs Dr. Palm Coast, FL 32137

2 Page 1 of 58 Table of Contents Definitions 2 General Information 2 Weather 5 Thermostat 5 Roof 5 Lots, Grounds & Exterior 15 Outdoor Plumbing 17 Septic 17 Porch-Lanai (No Pool) 18 Sprinkler System 18 HVAC System 19 Garage 24 Water Heater 25 Electrical Panel 26 Attic 27 Structure 35 Laundry Room 35 Kitchen 36 Living Spaces 39 Fireplace 40 Bathroom 41 Bedrooms 44 Inspection Guarantee 45 Summary 47

3 Page 2 of 58 Definitions House 2 Home Inspections Because of the visual nature of this home inspection, it is not possible to inspect or report on conditions in areas that are inaccessible, obstructed or concealed from view. We can only address those areas that are readily accessible at the time of the inspection. The inspector is not required, and should not be expected, to move furnishings or other items during the inspection, dissemble equipment or open wall coverings. A home inspection is a "snapshot" of the home at the time of the inspection; it is designed to educate a buyer about the home,not to replace the obligation of a home seller to disclose known defects. A home inspection is not a guarantee or warranty of the condition of the home or property; neither is it a guarantee that conditions will change in the future. We strongly recommend that the buyer perform a thorough pre-closing walk-through inspection in order to confirm the condition of the house, systems and appliances therein, and to check areas that may have been obstructed from view at the time of the home inspection. We also recommend a thermal imaging of the home to uncover hidden issues a visual inspection may not uncover. Cosmetic Preventive Maintenance Maintenance Repair or Replace Not Observed Re Inspected Functional with no obvious signs of defect. There is no level of functionality only the fact that the item inspected is performing to its intended design. Items identified in this classification are items that are decorative or superficial and do not pose any structural issues in the opinion of the inspector. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. This describes areas that the inspector felt could use preventive maintenance to avoid a problem occurring or because it would be good practice to observe. This category is an opinion of the inspector based on his/her experience. In addition PM may actually help the function of the area or unit. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. This describes areas that the inspector is recommending maintenance to be performed to allow the item to perform with better efficiency and safety. The item is working at the time of the inspection however maintenance needs to be performed. Unlike preventative maintenance which is used to identify a suggestion for good practice this category needs for maintenance at this time for the item to operate safely and efficiently.. This category is an opinion of the inspector based on his/her experience. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Repair or Replace items require immediate attention at this time. The item is not working to its maximum efficiency, operating safely or not working at all, therefore it needs to be repaired or replaced by a licensed contractor specializing in the field required to fix it. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Either the area was not working at the time of inspection or it was in a spot that was not accessible therefore, could not be observed. The house has been re inspected to assure the repairs that were agreed upon were conducted properly. General Information PROPERTY INFORMATION Property Address City State Zip Buyers Realtor Realtors Phone 123 Basic Way Palm Coast FL Rick Smith CLIENT INFORMATION Client name Client's Phone Client's Mark Smith INSPECTION COMPANY Inspector Name Richard Van Dort Company Name Inspector: Richard J. Van Dort

4 Page 3 of 58 General Information (Continued) Address 2 Pinecone Dr. City State Zip Phone Fax Company Palm Coast FL rich@h2hservices.com CONDITIONS 2/25/2015 Inspection Date Buyer, Buyer's Agent Others Present Property Occupied: Yes Property Furnished: Yes See Note Below 1998 Estimated Age 9:30 am Start Time 12:30 pm End Time Electric On? Yes Water On? Yes Dry Soil Conditions: Single Family Home Building Type: Slab Below Grade: Type of Inspection: Economy See Note Below Yes WDO Requested? Yes Wind Mitigation Requested? Yes 4 Point Inspection requested? Mold (Visual only) Requested? We will visually look for signs of mold. However this visual inspection will not detect Condition 2 mold which is invisible to the naked eye. (For more information visit our web site at No Mold (Air or Tape Lift Test)) Requested? (Testing is sent to a lab and processed. A separate report will be provided usually 2 days after the inspection) No Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed. Note: Economy Inspection: There are no warranties associated with the gold Inspection. therefore if any of the mechanical, appliances or issues arise what so ever it is not covered. Please refer to your Inspection agreement for the full details that you agreed to before the

5 Page 4 of 58 General Information (Continued) inspection. The Economy inspection does not cover areas like, sprinkler systems, taking apart the HVAC system, testing of supply registers in the house,ceiling fans, water pressures, water softeners,indoor spa tubs, generators,fireplaces, water temperatures in the house, appliance temperatures,tprv valves,kitchen and bathroom cabinets, laundry room appliances, sea walls, docks, fences, retaining walls,solar panels or solar heaters, bathroom fans exhaust pools and heaters. We also inspected per Internachi standards which requires us to only inspect a representative amount of electrical outlets, windows and doors. If you require those items to be inspected the gold or platinum (has warranties) would be a better choice. Please go to and check the section on residential standards to fully understand inspection protocols. Note: (P) is an internal note and does not pertain to the report. All pictures are positioned below the text in the report. Red arrows or circles denote a area identified with an issue Blue arrows or circles are just identifying an area that is normal.

6 Page 5 of 58 Weather Weather Weather (At the time of the inspection) Weather Cool Weather Cloudy Outside Temperature: degrees Humidity Outside: 80+ % RH Thermostat Thermostat Thermostat setting when entering: Heat on Set point at beginning of inspection: degrees Temperature at beginning of inspection: degrees Number of zones for thermostat: One Roof Roof (E) The foregoing is an opinion of the general quality and condition of the roofing material only. It is not a guarantee on how the roof functions in a storm. WE CAN ONLY VISUALLY EVALUATE THE ROOF AT THE TIME OF THE INSPECTION! THE INSPECTOR CAN NOT AND DOES NOT OFFER AN OPINION OR GUARANTEEE AS TO WHETHER THE ROOF LEAKS OR MAYBE SUBJECT TO LEAK IN THE FUTURE. IF THERE IS NO EVIDENCE OF A PREVIOUS LEAK DENOTED BY CRACKED TILES, MISSING OR CUPPED SHINGLES OR WORN SHINGLE MATERIAL, STAINED SHEATHING IN THE ATTIC OR STAINED CEILINGS IN THE HOUSE AT THE TIME OF THE INSPECTION IT IS IMPOSSIBLE TO DETERMINE THERE WOULD BE A PROBLEM WITH THE ROOF AT A LATER DATE. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely tight is to observe it during a prolonged rain fall. Many times this situation is not present during the inspection. We are unable to determine the condition of underlying materials. Any age determination of the roof by the Inspector is an educated guess and should not be used as a determining factor when attempting to confirm or refute a contractual age dispute. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

7 Page 6 of 58 Roof (Continued) Roof (E) On roof Method of Inspection for Roof: Fully inspected Percentage Inspected: Hip Roof Style (P): Gutters (P): Installed on entire home Asphalt Shingle Roof Material (P): Approximate Roof Age: Roof longevity is not within the scope of this report. The approximate age of the roof is: yrs. Status of Roof: Appears to be original roof Roof is 17 years old. for its age it is in good condition, however normal roof life in Florida is years. Not Observed Roof encroachments: No issues noted Preventive Maintenance Overall Roof (P): The inspector visually checks the roof. If there is a second roof there is no way to tell visually if there are any problems with the first layer. If the inspector can walk on the roof he will only walk on a limited portion of the roof, therefore soft spots may not be noted. Walking on the entire roof is not part of this inspection because it will require more time that this inspection will allow. Therefore that is why we are recommending a license roofing contractor to perform this service. First course adhesive is secure Overall roof is In good condition Some stones beginning to show wear.

8 Page 7 of 58 Roof (Continued) Overall Roof (P): (continued)

9 Page 8 of 58 Roof (Continued) Overall Roof (P): (continued)

10 Page 9 of 58 Roof (Continued) Overall Roof (P): (continued)

11 Page 10 of 58 Roof (Continued) Overall Roof (P): (continued)

12 Page 11 of 58 Roof (Continued) Overall Roof (P): (continued)

13 Page 12 of 58 Roof (Continued) Overall Roof (P): (continued) Preventive Maintenance Wall flashing (P): Wall flashing is a common source of leaking. Regular visual checks are important in the attic to catch future leaks. See diagram for proper flashing. keep an eye on this area, there could be potential water intrusion. should not affect the interior (over eves).

14 Page 13 of 58 Roof (Continued) Repair or Replace Areas of roof that need maintenance,repair or replacing (P-Specific): Ridge vents need caps (Shingle roof) (P-Overall): Roof Material Condition Entire surface in good condition Electrical Mast In good shape

15 Page 14 of 58 Roof (Continued) Valley's (P): In good condition Skylights (P): Installed Waste Stack: Properly installed

16 Page 15 of 58 Lots, Grounds & Exterior Lots & Grounds-Exterior Surface (E) Lots& Grounds: This inspection is not intended to address or include any geological conditions or site stability information. For information these conditions a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas the exterior of the exposed areas of the foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the sight or the condition of any underground piping including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground where no viewing or access is possible. These areas as well as others are to low to enter or in some other manner not accessible are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Lots & Grounds-Exterior Surface (E) Grading: Preventive Maintenance Drain: Minor Slope Sloping away from house Culvert Call the city to have the culvert dug out. Cosmetic Driveway: Sidewalks: Normal surface cracks Good condition Exterior Surfaces: Areas hidden from view by finished walls or stored items can not be judged and are not part of the inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing we routinely recommend further evaluation be made by a qualified structural engineer. Al exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage during the dry process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting or other floor coverings are installed the material and conditions of the flooring underneath can not be determined. Lots & Grounds-Exterior Surface (E)

17 Page 16 of 58 Lots, Grounds & Exterior (Continued) Operational Entry Doors: In good condition Exterior Lighting: Inspectors do not carry light bulbs. Electric Outlets Representative amount inspected) : All Tested Preventive Maintenance Stucco-Hard Coat over block Stucco cracking has been noted on the Exterior Surface: surface of the home. Although stucco cracks are not a structural crack they can allow water to penetrate into the surface and eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and elastomeric paint. Gutters (P): Installed on entire home Trim, Fascia & Soffits: In good condition Window Exteriors: In good condition Window Screens: Installed

18 Page 17 of 58 Lots, Grounds & Exterior (Continued) Outdoor Plumbing Water quality or hazardous materials (lead) testing is available from local testing labs. House2Home can provide this service if so requested. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping can not be detected by a visual inspection. Deep water wells need to be inspected by a well specialist. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; or Observe the system for proper sizing, design, or use of proper materials. Outdoor Plumbing (E) Maintenance Water Supply: City Angle of hose bib may make use difficult. Hose Bibs/PSI (P): Septic Septic The house is equipped with a PEP septic system from the city of Palm Coast. PEP stands for "Pretreatment Effluent Pumping System" There is normally a tank in the front yard with a concrete lid on it. The tank is a holding tank for waste. The waste is pumped to the main sewer system in the street. On the side of the home there is a grey box with a red light on top of it. When the holding tank becomes filled and the incapable of pumping the effluent to the street a level switch activates the red light. Call the city at and they will come out at no charge to correct the situation. Alarm box Holding Tank Not Observed Drain Cap: Installed Installed

19 Page 18 of 58 Porch-Lanai (No Pool) Porch-Lanai (No pool) Covered Porch/Lanai (P): Screen Wall: In good condition Enclosure Screen Door: Functioning properly Ceiling: In good shape Enclosure Walls: In good shape Floor: In good shape Exterior Lighting: Inspectors do not carry light bulbs. Electric Outlets: All Tested Enclosed part of house Operational Sprinkler System Sprinkler System (E) Sprinkler systems are checked for operation. The inspection does evaluate the the design of the system for coverage. This needs to be done by a licensed sprinkler company. In addition since the inspector does not know the design therefore it will be impossible to know whether some heads are buried or broken. For a full diagnostic contact a licensed sprinkler company. WE DO NOT CHECK EVERY HEAD, ONLY IF THE ZONE IS FUNCTIONING OR NOT. Sprinkler Water Source: Sprinkler Controls (P): Pump (only on well systems) (P): Well Controller operates Installed

20 Page 19 of 58 Sprinkler System (Continued) Zone 1 (P): Functional Heads need adjusting Repair or Replace Zone 2 (P): Functional Broken Heads Zone 3 (P): Functional Zone 4 (P): Functional HVAC System The inspector is not equipped to inspect furnace heat exchangers, if the system is a gas system, for evidence of cracks or holes as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some air handlers are designed in a way that inspection is almost impossible. The inspector cannot light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be performed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does

21 Page 20 of 58 HVAC System (Continued) not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgement of system capacity is not a part of the inspection. We recommend that the HVAC system are serviced immediately upon purchasing the home by a licensed HVAC company. We also recommend having the HVAC system serviced twice annually afterwards as part of a normal HVAC maintenance. this is to keep the HVAC system running at peak efficiency at all times. The HVAC System (Generally a Heat Pump) is made up of two components. Those components are the outside unit which is the Condenser and the Inside unit which is the Air Handler. They work together to provide both the air conditioning and the heating. If they need to be replaced they are now replaced as a match set. The diagram shows how a HVAC system works. Ask your inspector if you need further information on their operation. AIR HANDLER

22 Page 21 of 58 HVAC System (Continued) Garage HVAC System (E) Air Handler Note: Air Handler Type: Area Served: Entire Home Unit Operation: Operating to Specification Starts Unit Thermostat (P): Heat Pump Thermostat Test Set Point (P): Age of Unit: 4-7 yrs 80 degrees Not Observed AC Supply Duct Temperature (P): The supply temperatures in the AC mode should range from mid 40's to high 50's depending on outside temperature. Also the swing between the supply temperature and the return temperature should be in the range of degrees of differential. Not check due to outside temperature Heat Supply Duct Temperature (P): Normal acceptable heat ranges should be in the high 90's to 140 degrees when both the heat pump and the heat coils are on. Heat output is less if the unit is a straight cool unit as opposed to a heat pump. Operating per normal parameters-acceptable range (N) (P) Heat Strips: Heat strips generally are activated when the outside air drops below 40 degrees. They provide a secondary back up heat to the heat pump when heat can not be extracted from the outside air. The EM on the thermostat generally means the heat strips or emergency heat mode is in effect. The output on the heat strips depend on the wattage and the number installed. Tested Return Duct (P) (See air supply duct): range (N) (P) Return Plenum: (P): In good shape

23 Page 22 of 58 HVAC System (Continued) Float/Pan Switch (P): Float switches are required after They provide a safety shut down in case the PVC Condensate line clogs. Float switches are always recommended if the air handler is inside or in the attic. If the AH is in the attic as second float switch installed in the catch pan is also a sound idea. Installed, not tested Condensate line has trap (PVC lines should be cleaned out with 50% water and 50% bleach or use vinegar several times a year) Yes Filter: Installed in unit Refrigerant Lines: Distribution: Insulated,good condition Insulated duct board CONDENSER This inspection is to determine whether the unit is working or not. It is not a service diagnostic as to why it does not work. Any opinion by the inspector should be confirmed by a licensed HVAC contractor. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even distribution of air throughout the building can not be addressed by visual inspection. Electronic air cleaners and the humidifiers are beyond the scope of this inspection. The inspector does not perform pressure tests on coolant systems therefore no representation is made regarding coolant charge or line integrity. Right of house HVAC System (E) Area Served: Entire Home Approximate Age: yrs Thermostat Operation: Turned on unit

24 Page 23 of 58 HVAC System (Continued) Unit Operation: Operating Exterior Housing: Good condition Fan: Balanced Visible Coil: Good condition Drain: In place Refrigerant Lines (P): In good condition Service Pads: Level

25 Page 24 of 58 HVAC System (Continued) Garage Garage (E) Notice: Determining the heat resistance rating of fire walls is beyond the scope of this inspection. Flammable materials should not be installed within closed garage areas. Garage door automatic reverse function and balance should be tested regularly to insure safe use. CAUTION: Adjustment of replacement of overhead door springs should only be performed by a qualified contractor. Door springs are extreme pressure and can cause severe injury or death if adjusted by unqualified persons. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed. Garage (E) Room Condition: Structure: Attached Filled with storage items Garage door construction: Aluminum w/ hurricane supports Door to living space: Fire Rated The 2007 Florida Building Code Book-Residential Section R309 Garages and Carports, R309.1, Opening Protection...Openings between garage and residence shall be equipped with a solid wood door not less than 1 3/8th inches ( 35mm) thickness, solid or honeycomb steel doors not less than 1 3/8th inches (35mm) thick, OR 20 minute fire rated doors. Electrical Outlets (A representative quantity inspected) 110 Volts-GFCI, installed and operating Garage Door Operation: Mechanized Ceiling: Good condition Walls: Good condition Floor Good condition

26 Page 25 of 58 Water Heater The temperature pressure relief valve (TPRV), at the upper portion of the water heater is a required safety valve which should be connected to a drain line of proper size terminating above the floor evaluation. Testing of the TPR valve is done based on the discretion of the inspector. The steam caused by blow-off can cause scalding. Improper installation should be corrected. Note: Proper water temperatures should be no greater than 125 degree F. Temperatures that exceed this level can cause burns to the skin etc. This can easily be changed by removing the plate on the front and resetting the temperature screw. Water Heater (E) Water Heater Operation: Type (P): Electric Age: yrs. Area Served: Entire Home Operating to Standards Plumbing Type: PVC Preventive Maintenance Water Condition from the tank: Normal water temperatures are degrees. Any temperatures that exceed 125 degrees should be turned down at the water heater to avoid scalding. Good condition Has met its normal life expectancy of 15 to 20 years. However it is operating good at time of inspection. TPRV Valve: The temperature pressure relief (TPR) valve is a safety device that is designed to: prevent the water in the tank from exceeding 212 F, and prevent the water pressure in the tank from exceeding 150 pounds/square inch (psi). The valve should be tested once a year. Note: WHEN TESTED AT THE INSPECTION WATER WIL BE EXPELLED EITHER TO THE PAN, FLOOR OR EXTERIOR OF THE HOME. UNLESS NOTED ON THE REPORT DO NOT INTERPRET THAT THE TANK WAS LEAKING. Installed Not tested Drain Tube: Installed A discharge tube is a tube or pipe that is attached to the TPR valve that directs the superheated water down to the floor and away from anyone in the discharge area to prevent scalding or burning. The pipe itself must be made of a material that is rated for both high temperature and pressure, which includes most rigid wall copper or iron. Also, the size of the pipe must match the opening size of the TPR valve discharge (usually inch). The drain/drip tube must extend to within 6" to 12" of a flush type floor drain. Tank Condition: Incoming Water Valve: In good condition Installed

27 Page 26 of 58 Water Heater (Continued) Electrical Connection to Tank: Installed Properly How does an electric hot water heater work? Electrical Panel Electrical Panel (E) The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the house should be turned off prior to beginning any repairs. Inoperative light fixtures often have dead bulbs installed. Light bulbs are not changed during an inspection. Smoke alarms and carbon monoxide detectors should be installed with 15 ft. of all bedrooms if a gas furnace is present. Telephone,security, cable systems,intercoms or ancillary wiring that is not a part of the primary electrical distribution system is not part of the scope of this inspection. Main Panel (P): Inside Inside panel condition (P): Good Condition

28 Page 27 of 58 Electrical Panel (Continued) Inside Panel Size (P): Adequate size for the home Main breaker size (P): 200 amps Type: Breaker Wiring Condition (P): Good condition Conductor Type: Romex Do any of the wires have melted insulation? No Maintenance Are there any double tapped breakers? Yes Double tapped wires should be separated and have its own breaker. Are their any broken or damaged parts? No Are there any grounding issues? No Not Observed AFCI (P): Arc Fault Circuit Interrupters were designed to prevent fires. They are normally for bedrooms. There should be pigtail wired to the neutral bar with normal hot and neutral wires. Not Installed Not required for this age home Attic Garage Attic (E) Attic Space: This inspection does not include inspecting areas that can not be entered into due to obstructions. Most inspections will call out the % of the attic that was not inspected for those reasons. This inspections also does not inspect under the insulation, the eaves and under HVAC ducts. This inspection also does not inspect for any rodents, insects or other living animals unless specified to do so. Note: If the ATTIC is cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed. Access Door: Pulled down stairs Method of attic inspection: In attic

29 Page 28 of 58 Attic (Continued) Overall pictures of Attic (P): Good condition

30 Page 29 of 58 Attic (Continued) Overall pictures of Attic (P): (continued)

31 Page 30 of 58 Attic (Continued) Overall pictures of Attic (P): (continued)

32 Page 31 of 58 Attic (Continued) Overall pictures of Attic (P): (continued)

33 Page 32 of 58 Attic (Continued) Overall pictures of Attic (P): (continued)

34 Page 33 of 58 Attic (Continued) Overall pictures of Attic (P): (continued)

35 Page 34 of 58 Attic (Continued) Overall pictures of Attic (P): (continued) Not Observed Unable to inspect due to access 30% of attic was not inspected. The Inspector is not required to enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in non accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The percentage not inspected was due to lack of a safe or reasonable access. Not Observed Area in attic not inspected (P-area not inspected) A sticker has been affixed to the truss or joist to show how far the inspector went into the attic. This was decided by the inspector and it was his/her discretion not to enter further due to safety or space constraints. Any issues in this portion of the attic will not be part of this home inspection. To have this area inspected call a licensed roofer. Areas of concern (P): Roof Framing: Engineered trusses Sheathing: OSB Insulation Depth: 8-10" Batten

36 Page 35 of 58 Attic (Continued) Ventilation (Proper ventilation is shown in diagram): Ridge and soffit vent Structure Structure-PC Foundation: Slab Structure Type: Block Roof Framing Type: Engineered Trusses Laundry Room Laundry Room (E) The washer/dryer are not inspected with this inspection. Ceiling: Good condition Walls: Good condition Floors: In good condition Doors: Electric Outlets: Most Tested Plumbing and Traps: No leaks Maintenance Dryer Electrical: Electrical is functioning Dryer Vent: Vented through roof Needs cleaning. Washer Electric Tested Washer Valves: Valves are functional

37 Page 36 of 58 Kitchen Kitchen (E) Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Cabinets,under or over lights and counter tops are not inspected with a Economy Inspection All appliances are inspected without loads in them. The inspections are limited to the cycling of the units and the leaking of the units. Inspections of ovens and stoves are tested with an infrared temperature gun and temperatures are noted in the report. It is not the intent of this inspection to verify whether the appliances will properly perform the functions when utilized under load. Room Condition: Furnished Ceiling: Good condition Walls: Good condition Floors: In good condition Window: All tested, all functioned properly Electrical Counter Electrical (A representative number of outlets were inspected): 110 Volts Room Lights (P) (Inspectors do not carry light bulbs) Operational Plumbing Sink (P): Drained well Repair or Replace Faucets: Filtered water faucet inoperable.

38 Page 37 of 58 Kitchen (Continued) Water Temperature (P): Water temperature should not exceed 125 degrees. since Hot water heater section. Within normal range Repair or Replace Garbage Disposal: Not operational Tried reset button Plumbing and Traps (P): No leaks Properly installed Appliances operation Dishwasher: Ran through full cycle Microwave: Ran through full cycle Light from meter indicates proper Ventilator: Light Operable All speeds operable Stove Top (P): Electric

39 Page 38 of 58 Kitchen (Continued) Oven-Range (P): Reached set point at 350 Preventive Maintenance Oven-Range Anti-Tip Bracket: Without properly installed anti-tip hardware provided by the manufacturer, a free-standing or slide-in kitchen range can tip forward accidentally if the oven door is used as a step stool or makeshift seat. Unattended children and the elderly are most likely to be involved in these accidents. Not Installed Refrigerator (P): (Ice not tested) Temperatures tested Water line tested

40 Page 39 of 58 Kitchen (Continued) Living Spaces Living Room Living Space (E) The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. 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 or appliances. The condition of floors under the floor coverings, wall to wall rugs, throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR FURNISHINGS. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed. Room Condition (P): Not Furnished Ceiling: Good condition Walls: Good condition Floors: In good condition Light switches: We test only light switches that have an appliance associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Electric Outlets (A representative number of outlets inspected) Most Tested Window: All tested, all functioned properly Smoke Detector: Installed in hallway, not tested Study Bedrooms (E) Room Condition (P): Furnished Ceiling: Good condition Interior Doors: Shut & lock properly Walls: Good condition Window: All tested, all functioned properly Floors: In good condition Light switches: We test only light switches that have an appliance associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Electric Outlets: Most Tested Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection.

41 Page 40 of 58 Living Spaces (Continued) Not installed Fireplace Fireplace The fireplace inspection in this report is visual nature only therefore we recommend that a professional fireplace technician thoroughly checks the fireplace function prior to use. All fireplaces should be cleaned and inspected on a regular basis to make sure no cracks have developed. This should be done by a professional fireplace service. Not covered by 90 warranty Type: Not Observed Gas line stubbed in Not Observed Fireplace Construction- exterior surface: Tile Operational: No gas. However is plumbed. Fuel: Gas Flue: Ventless Controls:

42 Page 41 of 58 Bathroom Master Bathroom Bathroom (E) 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, tubs/shower surrounds, are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bathroom areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Bathroom fans are inspected for operation not for termination points. Note: AS LONG AS WE HAVE PERMISSION FROM THE HOMEOWNER WE WILL RUN THE SHOWERS FOR AT LEAST 20 MINUTES TO SIMULATE A NORMAL SHOWER AND THEREFORE IDENTIFY ANY POTENTIAL WATER LEAKS. Bathroom was ran for 20 minutes to check for leaks: Yes it was run Room Condition Ceiling: Good condition Exterior Door: Single Door Interior Doors: Shut & lock properly Walls: Good condition Floors: In good condition Counter Tops: In good condition Cabinet: Cabinets secure to wall Light switches: All work Room Lights: Operational Counter Electrical: 110 Volts-GFCI, installed and operating Ventilation Fan: Installed and operating Plumbing Items Sink (P): Drained well

43 Page 42 of 58 Bathroom (Continued) temperature Faucets: Does not leak, good pressure Plumbing and Traps (P): No leaks Properly installed Toilets: Flushed properly, Secure to the floor, Did not leak Shower Surround (P): Ran cold water for 20 minutes Drained Well, good pressure & Hallway Bathroom (E) Bathroom was ran for 20 minutes to check for leaks: Yes it was run Room Condition Ceiling: Good condition Skylight: No visible leaks Interior Doors: Shut & lock properly Cosmetic Walls: Good condition Floors: In good condition Grout looks like it has been redone.

44 Page 43 of 58 Bathroom (Continued) Counter Tops: In good condition Cabinet: Cabinets secure to wall Light switches: All work Room Lights: Operational Counter Electrical: 110 Volts-GFCI, installed and operating Ventilation Fan: Installed and operating Plumbing Items Sink (P): Drained well Faucets: Does not leak, good pressure Plumbing and Traps (P): No leaks Properly installed Toilets: Flushed properly, Secure to the floor, Did not leak Tub-Shower Combo (P): Ran cold water for 20 minutes Drained Well, good pressure & temperature

45 Page 44 of 58 Bathroom (Continued) Bedrooms Master Bedroom Bedrooms (E) The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. 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 or appliances. The condition of floors under the floor coverings, wall to wall rugs, throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR FURNISHINGS. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed. Room Condition (P): Not Furnished Closet: In good condition Ceiling: Good condition Interior Doors: Shut & lock properly Walls: Good condition Window: All tested, all functioned properly Floors: In good condition Light switches: We test only light switches that have an appliance associated with their operation. Any light switch that has an empty plug is not tested for. Electric Outlets: Most Tested Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested Bedroom 2 Bedrooms (E) Room Condition (P): Not Furnished Closet: In good condition Ceiling: Good condition Interior Doors: Shut & lock properly Walls: Good condition Window: All tested, all functioned properly Floors: In good condition Light switches: We test only light switches that have an appliance associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Electric Outlets: Most Tested Due to Obstructions Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection.

46 Page 45 of 58 Bedrooms (Continued) Installed, not tested Bedroom 3 Bedrooms (E) Room Condition (P): Not Furnished Closet: In good condition Ceiling: Good condition Interior Doors: Shut & lock properly Walls: Good condition Window: All tested, all functioned properly Floors: In good condition Light switches: We test only light switches that have an appliance associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Electric Outlets: All Tested Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested Inspection Guarantee House2Home 100% Guarantee The House2Home 100% guarantee is a full money back guarantee for the original cost of the Home Inspection. If the client is not satisfied with the quality of the inspection at the time of the inspection or 2 days following the inspection or is not pleased with the quality of the report in the same time frame House2Home will return the monies paid for Inspection. Any additional services like the warranty, WDO,4Pt, Wind mitigation or mold costs will not be refunded. This guarantee is not intended for any future events that may occur with the home after the inspection. The inspection is intended to be used a snap shot of the home the day of the inspection. Mechanical breakdowns or leaking roofs can not be predicted in the future therefore they do not apply to the guarantee. Final Comments Thank you for your business and trust you placed in our company to inspect your property. Please read the report carefully and truly understand what a Home Inspection is and what we look for. Most of your inspection will be related to maintenance recommendations and minor imperfections. However the issues that really matter will fall into four categories: "Major defects: An example would be a structural failure "Things that lead to major defects: Small roof flashing for example "Things that may hinder your ability to finance, legally occupy, or insure your home "Safety Hazards: Such as exposed wiring or incorrect electrical boxes. Please keep in mind the seller is under no obligation to repair everything mentioned in the report. Cosmetic issues are not generally covered under the FBAR contract. Please consult with your real estate professional as to the nature of your contract in this matter.

47 Page 46 of 58 Final Comments (Continued) Remember, all properties have issues even new ones. Al though our reports are the most detailed in the industry we may miss small items that are normally not in the scope of what inspect. If your report says the item was acceptable then it was at the time of the inspection. Please also review the information above each category in the inspection. It explains we do and do not do for that part of the house. If you want to verify that SOP (standard of procedure) for home inspections go on our web site at or and search for the comparison sheet which outlines the protocol from our association of Home Inspectors- Internachi. It is comparison of what we are recommended to do and what we actually do on our various services. Please also remember that the inspection and the reported condition of the home were done at the time of the inspection. A home inspection does not include predictions of future events. Future events (such a roof leaks, water intrusion, plumbing drips, heating or cooling failures and appliance failures are not in the scope of a home inspection and are not the responsibility of the home inspector. If you chose the Platinum Inspection, we commend you, as it does cover many of these issues. Please read the warranty in your report so you know what it does cover and what it does not. We always suggest that you do a walk through before you close on the property. Use the inspection report as a guideline so you can make sure that the condition of the home has not changed since the inspection. If it has, bring it up with your real estate agent so they can bring to the sellers attention before your closing. If you are not able to do this or will not be at the closing lets us know and we can do a mini inspection at the walkthrough for a reduced fee. As a courtesy to you we will sometimes go back to inspect repairs that were done on the original report. In most cases there will be fee associated with this. We wish you the best of luck with your new purchase and can recommend competent contractors to assist you with any project you may need.

48 Page 47 of 58 Cosmetic Summary Items identified in this classification are items that are decorative or superficial and do not pose any structural issues in the opinion of the inspector. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Lots, Grounds & Exterior 1. Exterior Surface Driveway: Normal surface cracks Bathroom 2. Hallway Bathroom (E) Floors: In good condition Grout looks like it has been redone.

49 Page 48 of 58 Preventive Maintenance Summary This describes areas that the inspector felt could use preventive maintenance to avoid a problem occurring or because it would be good practice to observe. This category is an opinion of the inspector based on his/her experience. In addition PM may actually help the function of the area or unit. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Roof 1. Roof Overall Roof (P): First course adhesive is secure Overall roof is In good condition Some stones beginning to show wear.

50 Page 49 of 58 Roof (Continued)

51 Page 50 of 58 Roof (Continued)

52 Page 51 of 58 Roof (Continued)

53 Page 52 of 58 Roof (Continued)

54 Page 53 of 58 Roof (Continued) 2. Roof Wall flashing (P): Wall flashing is a common source of leaking. Regular visual checks are important in the attic to catch future leaks. See diagram for proper flashing. keep an eye on this area, there could be potential water intrusion. should not affect the interior (over eves). Lots, Grounds & Exterior 3. Exterior Surface Drain: Culvert Call the city to have the culvert dug out. 4. Exterior Surface Exterior Surface: Stucco-Hard Coat over block Stucco cracking has been noted on the surface of the home. Although stucco cracks are not a structural crack they can allow water to penetrate into the surface and eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and elastomeric paint.

55 Page 54 of 58 Lots, Grounds & Exterior (Continued) Water Heater 5. Water Heater (E) Water Condition from the tank: Good condition Has met its normal life expectancy of 15 to 20 years. However it is operating good at time of inspection. Kitchen 6. Kitchen (E) Oven-Range Anti-Tip Bracket: Not Installed

56 Page 55 of 58 Maintenance Summary This describes areas that the inspector is recommending maintenance to be performed to allow the item to perform with better efficiency and safety. The item is working at the time of the inspection however maintenance needs to be performed. Unlike preventative maintenance which is used to identify a suggestion for good practice this category needs for maintenance at this time for the item to operate safely and efficiently.. This category is an opinion of the inspector based on his/her experience. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Outdoor Plumbing 1. Outdoor Plumbing (E) Hose Bibs/PSI (P): Angle of hose bib may make use difficult. Electrical Panel 2. Electrical Panel (E) Are there any double tapped breakers? Yes Double tapped wires should be separated and have its own breaker. Laundry Room 3. Laundry Room (E) Dryer Vent: Vented through roof Needs cleaning.

57 Page 56 of 58 Repair or Replace Summary Repair or Replace items require immediate attention at this time. The item is not working to its maximum efficiency, operating safely or not working at all, therefore it needs to be repaired or replaced by a licensed contractor specializing in the field required to fix it. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company. Roof 1. Roof Areas of roof that need maintenance,repair or replacing (P-Specific): Ridge vents need caps Sprinkler System 2. Sprinkler System (E) Zone 2 (P): Functional Broken Heads Kitchen 3. Kitchen (E) Faucets: Filtered water faucet inoperable. 4. Kitchen (E) Garbage Disposal: Not operational Tried reset button

58 Page 57 of 58 Not Observed Summary Either the area was not working at the time of inspection or it was in a spot that was not accessible therefore, could not be observed. Roof 1. Roof Roof encroachments: No issues noted Septic 2. Septic Drain Cap: HVAC System 3. Right of house HVAC System (E) AC Supply Duct Temperature (P): Not check due to outside temperature Electrical Panel 4. Electrical Panel (E) AFCI (P): Not Installed Not required for this age home Attic 5. Garage Attic (E) Unable to inspect due to access 30% of attic was not inspected. The Inspector is not required to enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in non accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The percentage not inspected was due to lack of a safe or reasonable access. 6. Garage Attic (E) Area in attic not inspected (P-area not inspected) A sticker has been affixed to the truss or joist to show how far the inspector went into the attic. This was decided by the inspector and it was his/her discretion not to enter further due to safety or space constraints. Any issues in this portion of the attic will not be part of this home inspection. To have this area inspected call a licensed roofer.