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Notice to third parties- This REPORT IS CONFIDENTIAL and is the exclusive property of Advanced PropertyInvestigation LLC. The client named above has purchased the rights to use this report for the purpose intended.This report cannot be sold or transferred to any third party or subsequent interested party. Our inspection for thatclient and this document are governed by a written agreement which limits its scope. Any unauthorized recipient isadvised to retain our services to provide a revised report or another qualified inspector of their choice.

Advanced Property InvestigationConfidential Property Inspection Report

Cover Page

A local home, Anywhere VTInspection prepared for: Your name here

Inspection Date: 1/14/2009

Inspector: Paul M. LymanLicense #

6 Iroquois Avenue, Essex Junction, VT, 05452Phone: 802-879-3117 Fax: 802-879-3117

Email: [email protected]

Advanced Property Investigation A local home, Anywhere, VT

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Summary

Summary

Summary of Significant Findings On this page you will find, in RED, a brief summary of any CRITICAL or SIGNIFICANTconcerns of the inspection, as they relate to: -Safety issues -Functional concerns -Items or components that require Repair or Replacement -A deficiency requiring a major expenditure Examples would be bare electrical wires, gas leaks, active drain leaks, roof leaks,defective/unsafe equipment or appliances, foundation defects, etc. The complete list ofitems noted is found throughout the body of the report, including Normal Maintenanceitems. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors whenhaving any work done. Contractors who are not required to be licensed-check therereferences. If any work is completed by the seller, PLEASE HAVE US GO BACK ANDCHECK THAT WORK. There is no way of knowing who did that work!! If any repairs arecompleted per our inspection findings, obtain any invoices, receipts, warranties andpermits for that work. For a list of contractors:Go to our website @ www.theburlingtonhomeinspector.com and click on “Need acontractor”. If the living area has been remodeled or part of an addition, we recommend that you verifythe permit and certificate of occupancy. This is important because our inspection does nottacitly approve, endorse, or guarantee the integrity of any work that was done without apermit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in thebody of the report may also be a concern for you; Be sure to read your Inspection Report inits entirety. Note: If there are no comments in RED below, there were no CRITICAL system or safetyconcerns with this property at the time of inspection.Exterior ElementsPage 9 Item: 2 Window Condition • The item or component has numerous seal failures throughout the

property. Client indicated this was to be corrected by selling party. Somemiscellaneous hardware issues to be corrected by client.

Garage/Carport


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Page 15 Item: 14 Garage Door'sReverse Status

• The opener did operate properly but entrapment sensors are mountedabove the recommended height. We recommend further evaluation by aqualified contractor.• FYI:The Consumer Product Safety Commission requires that all garagedoor openers manufacturers or imported after January 1, 1993 be outfittedwith an external entrapment sensor. This system can be an electric eye, adoor edge sensor, or any other device that provides equivalent protection.IF AN ELECTRIC EYE IS USED, IT SHOULD BE INSTALLED AT AHEIGHT OF 4-6" ABOVE THE FLOOR. See this website for moreinformation: http://www.cpsc.gov/CPSCPUB/PUBS/523.pdf

Basement/CrawlspacePage 24 Item: 3 Windows • The window was not operating and had an apparent deficiency. Sash fell

when opened. Repair is needed.

ElectricalPage 27 Item: 12 AFCI • SAFETY CONCERN: Apparent and visual non-function was observed.

Two breakers did not trip when tested. Replacement is warranted.Page 27 Item: 13 Smoke Detectors • SAFETY CONCERN:The smoke detectors installed are not the required

photoelectric type. Replacement is required by seller prior to closing.Page 28 Item: 14 Carbon Monoxide

(CO) Detector(s)• SAFETY CONCERN: No CO detectors were observed in the vicinity ofbedrooms at time of inspection.

Heating and Air Conditioning4 Item: 6 Venting • REPAIR OR REPLACE

• Excessive vibration of the blower motor noted. Follow up inspectionwarranted and repair or replace as needed

Page 36 Item: 10 AC CompressCondition

• IMPROVE• Reset unit from its tipped position

Page 37 Item: 11 Air Supply • REPAIR OR REPLACE• Duct mounted humidifier is extremely dirty with fungal growth. This unitis beyond cleaning and warrant replacement.• We recommend not replacing unit the with same type. Look for the steamcleansing units.• Go to www.skuttle.com

BedroomsPage 42 Item: 3 Closets • SAFETY CONCERN

• Master bedroom closet has a hot wire extending from the light switch.Removal is warranted.

Interior AreasPage 46 Item: 4 Doors • REPAIR OR REPLACE

• The french doors do not close and latch properly. Appears the RH panelis tilted and out of square with the frame. A finish carpenter is needed toevaluate the correct repair option.


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Conventions and Terms Used in this ReportUSE OF PHOTOS: Your report includes many photographs. Some pictures are intended as a courtesy and are added for yourinformation only. Some are to help clarify where the inspector has been, what was looked at, and thecondition of the system or component at the time of the inspection. Some of the pictures may be ofdeficiencies or problem areas. These are to help you better understand what is documented in this report andmay allow you to see areas or items that you normally would not see. Some issues may be difficult tophotograph so not all problem areas or conditions will be supported with photos. TEXT COLOR SIGNIFICANCE: GREEN text: Denotes general/descriptive comments on the systems and components installed at theproperty. Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE text: Denotes observations and information regarding the condition of the systems and components ofthe home. These include comments of deficiencies which are less than significant; or comments whichfurther expand on a significant deficiency; or comments of recommendations, routine maintenance, tips, andother relevant resource information. RED text: Denotes a brief comment of significant deficient components or conditions which need relativelyquick attention, repair, or replacement. These comments are also duplicated in the Report Summary page(s). COMMENT KEY or DEFINITIONS: "INSPECTED": I visually inspected the item, system, or component and, if no other comment is made, then it appeared to befunctioning as it was intended -- allowing for normal wear and tear.

"NOT INSPECTED": I did not inspect this item, system, or component and make no representation of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

"NOT PRESENT": This item, system, or component is not in the subject property.

"REPAIR OR REPLACE": I recommend that the item, system, or component be repaired or replaced and suggest a second opinion orfurther inspection by a qualified contractor be considered.

"SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence or absence.

"DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy or showsindications that it may require repair or replacement anytime within the next one(1) to five (5) years.

"MAINTENANCE": Denotes recommendations for the proper operation and routine maintenance of the home.

"IMPROVE": Denotes improvements which are recommended but not required. These may be items identified for upgrade tomodern construction and safety standards.

"FYI": For Your Information: Denotes additional general information and/or explanation of conditions; Safety information; Cosmeticissues; and useful tips or suggestions for home ownership. May also include additional reference information with weblinks to siteswith expanded information on your specific installed systems/components and important consumer product information., Vienna, VA


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Pre-closing Checklist This checklist should be printed and removed from the inspection report to be used duringthe walk thru prior to your scheduled closing date. Please allow sufficient time to inspectthe property and complete this checklist. This is an opportunity to visually check theproperty when there are no furnishings in the way. We made checks of the property duringour inspection but the condition of these components can change depending on theelapsed time between our inspection and your closing.-Please note that this is a general guideline and not all items will apply to every property. 1. Walk around the outside of the property. Is anything missing? [ ]yes [ ]noNotes:__________________________________________________________________________2. Do a complete top to bottom walk thru of the interior of the property.3. Check for damages that might have been covered by furniture or rugs.4. Operate all thermostats and the heating system. Operate the air conditioning system(theoutdoor temperature must be above 55 degrees)5. Were items left that were included in the purchase? [ ]yes [ ]noNotes:__________________________________________________________________________6. Were personal items and debris left behind?Notes:__________________________________________________________________________ Wererepairs completed to your satisfaction? We can check these items if you desire.Notes:___________________________________________________________________________________________________________________________________________________________ Are the following items or systems present and/or in working condition:Dishwasher _______________________________________________Garbage Disposal ___________________________________________Range/oven ________________________________________________Refrigerator ________________________________________________Clothes Dryer_______________________________________________Clothes Washer______________________________________________Cabinets/counters____________________________________________Plumbing fixtures____________________________________________Light fixtures________________________________________________Window screens_____________________________________________Window Locks ______________________________________________Septic system________________________________________________Water Pump_________________________________________________Sump pump_________________________________________________Water Heater________________________________________________Lawn sprinkler_______________________________________________Heating/AC system____________________________________________Window AC unit______________________________________________Fireplaces___________________________________________________Pool Equipment_______________________________________________Woodstove/heaters____________________________________________Door locks___________________________________________________Garage doors_________________________________________________OHD Openers_________________________________________________OHD transmitters______________________________________________Are smoke detectors and carbon monoxide detectors installed as required?[ ]yes [ ]no


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To our valued Client, We want to thank you for choosing Advanced Property Investigation, LLC (API)to perform your homeinspection and other supplemental services. The goal of this inspection and report is to put you in a betterposition to make an informed decision about the subject property. This report should be used as a generalguide and provides you with some objective information to help you make your own evaluation of the overallcondition of the home. It is not intended to reflect the value of the property, as we are not appraisers. Wemake no representation as to the advisability of purchase. Not all improvements will be identified during thisinspection. Unexpected repairs can and should still be anticipated. This inspection is not a guarantee orwarranty that the subject will remain as we saw it for any given length of time. Advanced Property Investigation, LLC(API) endeavors to perform all inspections in substantial compliancewith the Standards of Practice of the International Association of Certified Home Inspectors(interNACHI). ThePre-Inspection Agreement defines the scope, limitations and exclusions to the inspection. As such, we inspectthe readily accessible, visually observable, installed systems and components of a subject property asdesignated in the InterNACHI Standards—except as may be noted in the “Limitations of Inspection” sectionswithin this report. This Property Inspection Report contains observations of those systems and componentsthat, in the professional judgment of the inspector, are not functioning properly, significantly deficient,unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, thesuspected cause or reason why the system or component is at or near end of expected service life is reported,and recommendations for correction or monitoring are made as appropriate. When systems or componentsdesignated in the InterNACHI Standards are present but are not inspected, the reason(s) the item was notinspected is reported as well. A copy of the InterNACHI Standards of Practice(SOP) is available at: http://www.nachi.org/sop.htm. Thesestandards shall define the scope of a home inspection. Clients sometimes assume that a home inspection willinclude many things that are beyond the scope. We encourage you to read the InterNACHI Standards ofPractice and the Pre-Inspection Agreement so that you clearly understand what is included and what is NOTincluded in the home inspection and report. The report is effectively a snapshot of the house— recording the conditions on a given date and time. Homeinspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur afterthe inspection. If conditions change, we are available to revisit the property and update our report. The report has been prepared for your exclusive use, as our client. No use by third parties is intended. We willnot be responsible to any parties for the contents of the report, other than the party named herein. Thereport itself is copyrighted, and may not be used in whole or in part without API's express written permission. Again, thank you very much for the opportunity of conducting this inspection for you. We are availableanytime throughout the entire real estate transaction process and beyond. Should you ever have anyquestions, please call or email us. Sincerely, Paul M. Lyman Paul M. Lyman, InterNACHI certified Inspector Advanced Property Investigation, LLC1-802-879-3117www.theburlingtonhomeinspector.com

http://www.nachi.org/sop.htm


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Inspection Details

1. InspectionREPORT NUMBER: #3780

2. Attending the inspectionClient present

3. Inspection Time

• Start time: 900am• Stop time: 1130am

4. Residence Style/Type

• Single Family Home• Colonial Style• Two Living Levels• W/Basement• Basement Unfinished

5. Occupancy statusVacant

6. Garage/Carport

• Attached garage• 2 car• Room over garage• Finished room

7. Age of Home or Year Built2001

8. Front Entry FacesSouth

9. Approximate Square Footage2800 - 3000

10. Bedrooms and BathroomsNumber of Bedrooms:3 • Number of Bathrooms:2.5

11. Weather conditionsCloudy and cold

12. Temperature30 degrees F

13. Ground ConditionsGround: Snow Covered with 4-6" of SnowRoof: Snow covered with 1-3" of snow


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Grounds Driveways and walkways deteriorate very slowly so it is important to keep up on preventative maintenance bysealing and caulking those surfaces. Once water can enter and freeze beneath the surface, this starts theprocess for the slow decline to eventual replacement.Grading and drainage are probably the most significant aspects of the exterior of a property, simply becauseof the direct and indirect damage that moisture can have on structures. More damage has probably resultedfrom moisture and expansive soils than from most natural disasters. Also, there should be gutters anddownspouts with splash blocks that discharge well away from the building. We have discovered evidence ofmoisture intrusion inside structures when it was raining that would not have been apparent otherwise. Inaddition, we recommend that downspouts do not terminate over paved areas such as walks or driveways, asthey can contribute to icy slip and fall hazards in winter.Basement windows that are below grade level should have retaining wells installed with either grates, orpreferably, a weatherproof shield or acrylic cover installed over them. Also, the soil within the well shouldhave a topcoat layer of stone and be at least 4-6" below the level of the window frame. This will keep the rainand snow from building up inside the well and possibly leaking into the home. This will also minimize yourliability from children and non-residents falling inside them. An egress ladder should also be installed withinlarger egress wells when a below-grade bedrooms is present. Vegetation too close to the home can contribute to damage through root damage to the foundation, branchesabrading the roof and siding, and leaves providing a pathway for moisture and insects into the home. Pruneor remove any vegetation and leave a clear 12" separation for the homes siding to breath. When installing anyvegetation, plan on its location at FULL grown size.

1. Driveway and WalkwayMaterials: Asphalt driveway noted.Observations:• NOT INSPECTED-snow covered

2. GradingObservations:• INSPECTED• The exterior drainage is generally away from foundation.

3. Vegetation ObservationsObservations:• INSPECTED• No major vegetation concerns noted at time of inspection.

4. Main Gas ValveMaterials:• West sideObservations:• INSPECTED• Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected.


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Gas meter location

5. Comments and Limitations

• Awnings and other seasonal accessories, recreational facilities, outbuildings and sheds, water features, ponds, hottubs, statuary, pottery, fire pits and decorative low voltage landscaping are not inspected unless specifically agreedupon and documented in this report.


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Exterior Elements

1. DoorsObservations:• INSPECTED• The following door types were noted:• Entry door-steel insulated• The item or component was operating with no visually apparent deficiency• No apparent and visual non-function was observed• Normal wear was observed consistent with the item or components age

Front entry

2. Window ConditionMaterials:• Vinyl framed double hung window noted.• Vinyl framed casement window noted.• Insulated glass noted.Observations:• INSPECTED• The item or component has numerous seal failures throughout the property. Client indicated this was to be correctedby selling party. Some miscellaneous hardware issues to be corrected by client.

3. Exterior Cladding ConditionMaterials:Observations:• INSPECTED• The item or component was operating as installed, designed or intended• Normal wear was observed consistent with the item or components age• Exterior cladding and/or trim appears to be in serviceable condition with no visible deficiencies noted.

4. Moldings and Trim ConditionWindow/Door Type:• Vinyl Cladding appliedWall/Decorative Type:• Wood• Corner boardsObservations:• INSPECTED• The exterior painted wood moldings and trim surfaces need to be resealed, re-caulked and re-painted as of thisinspection. Work should be completed this year.


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5. Exterior PaintObservations:• INSPECTED• No apparent and visual non-function was observed

6. Exterior CaulkingComments:• Exterior caulking is the easiest and simplest energy-efficient measures to install. The purpose of exterior caulking is tominimize air flow and moisture thru cracks, seams, joints and utility penetrations/openings. Controlling air infiltration isone of the most cost effective measures in modern construction practices. A home that is not sealed will beuncomfortable due to drafts and will use about 30% more heating and cooling energy that a relatively air-tight home. Inaddition, good caulking and sealing will reduce dust and dirt infiltration into the home and reduce or prevent expensivedamage to walls and structural members.• FYI: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter & roof sealant. Availableat any home building center.• FYI: Recommend review of the following Do-It-Yourself web sites which includes a How-To Tutorial on ExteriorCaulking: http://easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35783013Observations:• INSPECTED• All wood will need to be caulked prior to any maintenance application

7. Deck StructureObservations:• INSPECTED• The structural component or system observed appear to be providing sufficient support• The structural member, component, or system was not displaying and visible or unusual displacement or movementassociated with any type of failure• MAINTENANCE: Whether treated or not, it is important to keep a wood deck surface free of all forms of fungal growthand debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deckannually. Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with agood-quality deck sealant.

Rear deck

8. Stairs & HandrailObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• MAINTENANCE: Even decks of composite lumber need periodic maintenance to keep them free of algae and moldthat can make the surface very slick. Recommend cleaning composite decks annually by scrubbing with a solution of:1/3 cup laundry soap; 2/3 cup Tri-Sodium-Phosphate (TSP); one quart bleach; and 3 quarts of water. Rinse with ahose--Do Not Use a Pressure-Washer on composite lumber.


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9. Exterior ElectricalObservations:• NOT PRESENT

10. Exterior GFCIObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• Outdoor receptacles are GFCI protected functional

11. Steps & Stoop ConditionMaterials:• Brick masonryObservations:• NOT INSPECTED-snow covered

Snow covered stoop/steps

12. Eaves, Soffits & Facia MaterialMaterial:• Painted Wood

13. Eaves, Soffits & FaciaObservations:• INSPECTED• All wooden components of the eaves and overhangs will need to be prepared, primed where needed and painted.This work should happen this year.


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Neglected eaves-Need cleaning and painting

14. Comments & Limitations

• A representative sampling of multiple or repetitive or similar items of the exterior components were inspected ratherthan every occurrence of components.• On exterior vertical elements, like side walls or gables, they are viewed from a grade level position. We do not, as ageneral practice, lean a ladder on the sidewall for fear of damaging the building. If need be, we can view distantcomponents with binoculars.• Steps and decks over 30" off grade will need handrails and/or guardrails. This is for occupant and guest safety. Whensmall children are present, further protection is recommended. Decks will need baluster protection with vertical spacingof no more than 4" or a lattice panel. This will prevent entrapment of a small child between baluster rails. The deckstairs will also need a secure gate.


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Garage/Carport

1. Roof ConditionMaterials:• Roofing is the same as main structure.• Visually accessible from ground. Not mounted due to weather conditions making mounting of roof dangerous.Materials:• Composition shingles noted.Observations:• NOT INSPECTED• Snow covered; not fully inspected.

2. WallsObservations:• INSPECTED• The structural component or system observed appear to be providing sufficient support• There are no firewalls present.

3. Anchor BoltsObservations:• INSPECTED• No apparent and visual non-function was observed

4. Floor ConditionMaterials:• Bare concrete floors noted.Observations:• INSPECTED• Common cracks noted.

5. Rafters & CeilingObservations:• INSPECTED• Engineered wood roof truss framing noted.• Limited review due to finished ceilings.• The structural component or system observed appear to be providing sufficient support

6. ElectricalObservations:• INSPECTED• Normal layout of lighting and receptacles• During the inspection of this item or component, no deficiency was observed.

7. GFCIObservations:• INSPECTED• GFCI in place and operational

8. 240 VoltObservations:• NOT PRESENT• There are no 240 volt outlets visible.

9. Exterior DoorObservations:• INSPECTED• The item or component was operating as installed, designed or intended


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10. Fire DoorObservations:• NOT PRESENT

11. Garage Door ConditionMaterials:• Two - single 7', upgraded insulated steel panel, sectional roll-up doors.Observations:• INSPECTED• The item or component was operating with no visually apparent deficiency• No apparent and visual non-function was observed

View from the garage bay

12. Garage Door PartsObservations:• INSPECTED• The garage door appeared functional during the inspection.

13. Garage Opener StatusObservations:• INSPECTED• No apparent and visual non-function was observed

14. Garage Door's Reverse StatusObservations:• INSPECTED• The opener did operate properly but entrapment sensors are mounted above the recommended height. Werecommend further evaluation by a qualified contractor.• FYI:The Consumer Product Safety Commission requires that all garage door openers manufacturers or imported afterJanuary 1, 1993 be outfitted with an external entrapment sensor. This system can be an electric eye, a door edgesensor, or any other device that provides equivalent protection. IF AN ELECTRIC EYE IS USED, IT SHOULD BEINSTALLED AT A HEIGHT OF 4-6" ABOVE THE FLOOR. See this website for more information:http://www.cpsc.gov/CPSCPUB/PUBS/523.pdf


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Sensors mounted to high

15. VentilationObservations:• INSPECTED• Normal performance or function was observed

16. Vent ScreensObservations:• INSPECTED• Normal performance or function was observed• Vent screens noted as functional.


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Roofing In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the roofcoverings and the method used to inspect the roof. Inspectors are required to inspect the roof covering, roofdrainage systems, flashings, skylights, chimneysand roof penetrations.As with all areas of the house, we recommend that you carefully examine the roof immediately prior toclosing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequate atticventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (seewww.gaf.com for roof info). Always ask the seller about the age and history of the roof. On any home that isover 3 years old, experts recommend that you obtain a roof certification from an established local roofingcompany to determine its serviceability and the number of layers on the roof. We certainly recommend thisfor any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, asthere is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, beadvised that such cascading may cause personal injury or even death. If this house has a metal roof, consultwith qualified roofers or contractors regarding the advisability of installing a damming feature which maylimit the size and amount of snow / ice sliding from the roof. The following web sites are an excellent resource of information on roofs: http://www.home-roofs.com andhttp://www.roofhelper.com

1. Roof Style and Pitch

• Gabled• Normal Slope• 5/12

2. Method of Inspection

• Approximate percent viewable from the noted position: 5%• Limited inspection: the entire or portions of the roofing were covered in snow and ice.

3. Roof CoveringLayers:• 1Materials:• Composition shingles noted.Observations:• NOT INSPECTED• Snow covered; not fully inspected.

Rear of garage

http://www.gaf.com/


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4. FlashingObservations:• NOT INSPECTED-snow covered

5. Roof PenetrationsType:• Plumbing Vent bootObservations:• INSPECTED• Appeared to be installed correctly and well sealed from inside the attic

6. Vent conditionType:• Direct vent for:• Furnace• Gas log appliance• Hot water heaterObservations:• INSPECTED• Normal performance or function was observed• During the inspection of this item or component, no deficiency was observed.• Normal clearance to grade was observed. KEEP CLEAR OF SNOW

7. Roof Drainage CommentsWords of Wisdom: For roof drainage systems to function property, they must be firmly hung to rigid facia wood,pitch correctly and be properly maintained.

Troughs that become clogged with organic debris can back up and overflow. Missing or damaged downspouts canchannel water adjacent to the foundation. This is a primary cause of below grade leakage. Ensure that the leadersand/or splash blocks channel water at least 3-4' away from the foundation.

Occupants should check the entire system in the spring and clean the troughs at lease twice a year.

8. Roof Drainage SystemObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• Maintenance Tip: Keep gutters cleared of organic debris to prevent downspouts from being clogged causing overflowat gutters, ensure that all downspouts have extensions/splash blocks to carry water away from the foundation andensure that sprinkler system does not spray siding or windows of house.• Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation.


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9. Roofing Comments and LimitationsWords of Wisdom:• There are many different roof types and every roof type will wear differently relative to:-its age-the number of roofing layers-the quality of the material-the method if its application-its orientation and exposure to direct sunlight-or other prevalent weather condition

However, regardless of its design-life, every roof is only as good as the waterproof membrane beneath, which isconcealed and cannot be examined without removing the roofing material. This is equally true of all roofing types.

What remains true of all roofs is that, whereas there visible condition can be evaluated on the surface, it is virtuallyimpossible to detect a roof is leaking except as it is occuring or by specific water tests. Any such water testing isbeyond the scope of our inspection. Even water stains on a ceiling, or on the framing in attic or other areas, will notnecessarily confirm an ACTIVE leak without some corroborative evidence, and such evidence can be deliberatelyconcealed.

Consequently the installer can credibly guarantee that a roof will not leak and provide a leak free warranty for a specificperiod. We cannot, and do not give such guarantees or warranties.

We will examine every roof, evaluate it, and even attempt to guestimate it age, but any prediction of remaining lifeexpectancy, is just that a prediction, nor will we guarantee it will not leak. Naturally, the sellers or the occupants of theproperty will generally have the most intimate knowledge of the roof and its history. Therefore, we recommend you askthe sellers about it and check the Sellers Property Information Report(SPIR) for relevant information about the historyof the roof.• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction or changes inmaterial. No roof leak is minor and all roof leaks should be addressed promptly to avoid damage to the structure,insulation, interior finished and furnishings. A roof leak does not necessarily mean the roof has to be replaced. Werecommend an annual inspection by a competent individual to minimize the risk of leakage and to maximize roof life.• It is impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidence of priorleaks may be disguised or concealed by interior finishes. Leakage can develop at any time and may depend on rainintensity, wind direction, ice buildup and other factors.• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. A new roofcan leak just as easy as an old roof.• The inspector does not examine or comment on antennae, lighting arrestors, de-icing equipment or similarattachments.• The inspector will make a judgement on the day of the inspection as to the safest approach to inspecting the roofing.It can be inherently dangerous to walk on some roofs.


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Attic Space In accordance with the InterNACHI Standards of Practice pertaining to Attic and Insulation, this reportdescribes the method used to inspect any accessible attics; and describes the insulation and vapor retardersused in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces thatare adjacent to conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders inunfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. Inspectorsare required to comment on the presence of, or lack of, adequate ventilation to prevent moisture buildup andmold. Attic spaces tell a great deal of information about the occupied spaces below. Often, they are indicators ofoverly wet environments where molds can grow. The key to a dry attic is controlling moisture within theindoor environment, air sealing/insulating the plane between conditioned(heated) and unconditioned spacesand venting unwanted heat.We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and that thehatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, which maycause condensation or even mold. Note that every attic may have mold; mold is everywhere. Some atticshave some minor visible mold. This is often a result of the building process, when materials get wet duringconstruction. Mold can grow if moisture is exhausted to the attic. If there is extensive mold, or mold thatappears to have grown due to poor maintenance conditions, we will report it to you, the client.If the hatch is sealed shut when we go to inspect the attic, it can only be unsealed by the owner or theirrepresentative, as our insurance prohibits us from performing any destructive testing or entry. Inaccordance with industry and insurance standards, we will not attempt to enter an attic that has nopermanently installed steps or pull-down stairs; has less than thirty-six inches of headroom; does not have astandard floor designed for normal walking; or walking, in the inspector’s opinion, may compromise theceiling below; is restricted by ducts, or in which the insulation obscures the joists and thereby makesmobility hazardous, in which case we will inspect the attic as best we can from the access point, with nocomments or evaluations of areas not readily viewed from the hatch area. The following web sites are an excellent resource of information on home insulation: http://insulation.owenscorning.com/homeowners http://www.certainteed.com/products/insulation

1. AccessAccess & Viewpoint:• Scuttle Hole located in:• Bedroom Closet• View from ceiling hatch

2. VentilationObservations:• INSPECTED• Under eave soffit inlet vents noted.• Ridge exhaust venting noted.• During the inspection of this item or component, no deficiency was observed.

3. Vent ScreensObservations:• INSPECTED• Vent screens noted as functional.

4. ElectricalObservations:• NOT PRESENT• No visible electrical


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5. Attic PlumbingObservations:• INSPECTED• PVC plumbing vents• PVC plumbing vent pipe appeared functional and extends thru the roof at time of inspection.

6. Insulation ConditionMaterials:• Blown in fiberglass insulation noted.Depth: Insulation averages about 10-12 inches in depthObservations:• INSPECTED• No apparent and visual non-function was observed• IMPROVE: No insulation over attic hatch; recommend installation, then sealing hatch with caulk to minimize heat loss.

Insulation and framing

7. Exhaust VentObservations:• INSPECTED• No exhaust fan ducted into the attic.


• Attic spaces differ with each property. Some have ceiling hatches, others have pull down stairs and still others have afull stairway. Attics may also have been converted into living space. Because the attic is typically above the livingspace, it tells a story about the living habits of the occupants below.• To the extend possible, we will try and determine whether additional insulation and ventilation is needed. This will be achallenge if there is drywall attached to the framing making insulation and space ventilation impossible.


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Foundation and Structural Frame In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this reportdescribes the foundation, floor, wall, ceiling and roof structures and the method used to inspect anyaccessible under floor crawlspace areas. Inspectors are required to inspect and probe the structuralcomponents of the home, including the foundation and framing, where deterioration is suspected or whereclear indications of possible deterioration exist. Probing is not done when doing so will damage finishedsurfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to offer anopinion as to the structural adequacy of any structural systems or components or provide architecturalservices or an engineering or structuralanalysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty thatthe foundation, and the overall structure and structural elements of the building is sound. AdvancedProperty Investigation suggests that if the client is at all uncomfortable with this condition or ourassessment, a structural engineer be consulted to independently evaluate any specific concern or condition,prior to making a final purchase decision.

1. Foundation Type

• Stepped Foundation- Full walls with drop walls• Larger windows on the rear.

2. Floor Slab FoundationObservations:• INSPECTED• The structural component or system observed appear to be providing sufficient support• Common cracks noted.

3. Foundation PerimeterObservations:• INSPECTED• The structural component or system observed appear to be providing sufficient support• No leaks were observed at the time of the inspection.• No stains or evidence of moisture penetration observed.

4. Foundation WallsObservations:• INSPECTED• The structural member, component, or system was not displaying and visible or unusual displacement or movementassociated with any type of failure• No leaks were observed at the time of the inspection.• No stains or evidence of moisture penetration observed.

5. Cripple WallsObservations:• NOT PRESENT

6. Anchor BoltsObservations:• NOT INSPECTED• The anchor bolts were not visible.

7. VentilationObservations:• INSPECTED


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8. Vent ScreensObservations:• NOT PRESENT

9. Access PanelObservations:• NOT PRESENT

10. Post and GirdersObservations:• INSPECTED• Steel lally columns• Beam Material: Wood• The structural member, component, or system was not displaying and visible or unusual displacement or movementassociated with any type of failure

11. Sub FlooringObservations:• INSPECTED• Plywood sheathing sub floor.• Dimensional lumber wood Joists• The structural member, component, or system was not displaying and visible or unusual displacement or movementassociated with any type of failure

12. Wall StructureDescription: INSPECTED • Dimensional 2x6Observations:• INSPECTED• The structural component or system observed appear to be providing sufficient support

13. Roof StructureObservations:• INSPECTED• Engineered open web truss with plywood sheathing• The structural member, component, or system was not displaying and visible or unusual displacement or movementassociated with any type of failure

Roof trusses


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14. Structural Comments and Limitations

• Engineering or architectural services such as calculations of structural capacities, adequacy, or integrity of anystructural component or system are not part of the home inspection.

• The full inspection of all structural components (foundation walls, posts, beams and girders, sub-flooring, walls androof framing, etc.) can be further hampered and is not possible to adequately inspect in areas or rooms where there arefinished walls, ceilings and floors.


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Basement/Crawlspace

1. WallsType: Basement noted. • Unfinished basementObservations:• INSPECTED• Stud walls and insulation were noted against the foundation.

2. InsulationObservations:• INSPECTED• Insulation noted at:• Rim or box sill area• Foundation• No apparent and visual non-function was observed

3. WindowsMaterials: Vinyl framed double hung window noted. • Insulated glass noted.Observations:• INSPECTED• The window was not operating and had an apparent deficiency. Sash fell when opened. Repair is needed.

4. Basement ElectricObservations:• INSPECTED• No apparent and visual non-function was observed• Standard pull chain lighting

5. GFCIObservations:• NOT PRESENT

6. AccessType: Interior stairsObservations:• INSPECTED• No apparent and visual non-function was observed

7. StairsObservations:• INSPECTED• The structural component or system observed appear to be providing sufficient support

8. RailingsObservations:• INSPECTED• The railing was observed and rigid.

9. Slab FloorObservations:• INSPECTED• Common cracks noted.

10. Finished FloorObservations:• NOT PRESENT


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Electrical In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this reportdescribes the amperage and voltage rating of the service, the location of the main disconnect, main panel andany sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence ofsmoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the servicedrop from the utility to the house, the service entrance conductors, cables and raceways, the serviceequipment and main disconnects, the service grounding, the interior components of the service panels andsub panels, theconductors, the over-current protection devices (fuses or breakers), ground fault circuit and/or arc faultcircuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. Allissues or concerns listed in this Electrical section should be construed as current and a potential personalsafety or fire hazard. Repairs are deemed a priority, and should be made by a qualified, licensedelectrician.

1. Service entranceType:• The item or component was operating with no visually apparent deficiency

2. Service Meter ConditionLocation:• West WallRating:• N/AObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency

Meter pack

3. Electrical PanelMain Location:• Panel box located in basementSub Location:• N/AObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• No major system safety or function concerns noted at time of inspection at main panel box.


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Panel with cover on

4. Main Breaker Amperage RatingRating:• 200 amp

5. Main Breaker ConditionObservations:• INSPECTED• No apparent and visual non-function was observed

6. Grounding ConditionMethod:• INSPECTED• Wire off the meter to a ground rod• Wire off the panel to the water mainObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency

7. Breaker conditionType:• Single pole• Double pole• 22- 20amp 120volt• 1- 30amp 240voltObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency

8. Visible Wiring/Distribution ConditionType:• INSPECTED• Copper non-metallic sheathed cable noted.Observations:• INSPECTED• The item or component was operating with no visually apparent deficiency• During the inspection of this item or component, no deficiency was observed.• All of the circuit breakers appeared serviceable.


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9. Lighting and FixturesObservations:• INSPECTED• A representative number of lighting circuits were operated by switch control. No observed non-function was noted.• A representative number of lighting fixtures were examined and were functioning on the day of the inspection. We donot judge the quality of the fixture or its ability to properly illuminate the space.

10. Switches and ReceptaclesObservations:• INSPECTED• A representative number of switches and general purpose receptacles were checkedl. No observed non-function wasnoted.• The item or component was operating as installed, designed or intended

11. GFCIDefinition:• Ground Fault Circuit Interrupter- GFCI - is an electrical device that cuts power to an individual and/or entire circuitwhen as little as .005 amps is detected leaking from a circuit - this is faster than a persons nervous system can react!Kitchens, bathrooms, whirlpools/hot tubs, unfinished basements, garages and exterior circuits are normally GFCIprotected. This protection is for electric shock. These locations were fazed in over many years so not all properties willhave the protection where it is needed.Locations & Resets• Present at: Bathrooms, Kitchen, Exterior, Garage• Reset for bathrooms, exterior were at: the half bath• Reset at the kitchen counter was at: counter receptaclesObservations:• INSPECTED• Proper operation was noted. Test GFCI's monthly to ensure property operation.• FYI: Recommend review of the Consumer Product Safety Commission publication at the following web site:http://www.cpsc.gov/CPSCPUB/PUBS/99.html

12. AFCIDefinition:• Arc Fault Circuit Interrupter- AFCI - is an electrical safety device that helps protect against fires by detecting arc faults.An arc(sparking) fault is an electrical problem that occurs when electrical current moved from one conductor across aninsulator to another conductor. This generates heat that can ignite nearby combustible materials, starting a fire. At aminimum, all bedrooms, living rooms, family room, etc. are normally AFCI protected. Unlike GFCI protection that istypically found at receptacles, AFCI protection is afforded by special breakers found in the electrical panel. All newhomes are required to have AFCI protection.Location & Resets• AFCI protection was noted in the panel.• Breaker protection was found for: bedrooms, living rooms, family roomObservations:• INSPECTED• SAFETY CONCERN: Apparent and visual non-function was observed. Two breakers did not trip when tested.Replacement is warranted.

13. Smoke DetectorsObservations:• INSPECTED• SAFETY CONCERN:The smoke detectors installed are not the required photoelectric type. Replacement is requiredby seller prior to closing.


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14. Carbon Monoxide (CO) Detector(s)Observations:• INSPECTED• FYI: Recommend review of the following Consumer Products Safety Commission publication:http://www.cpsc.gov/cpscpub/pubs/5010.html• FYI: Carbon monoxide (CO) is a lethal gas--invisible, tasteless, odorless--produced in normal amounts whenever youuse an appliance which burns combustible fuel- gas, oil, kerosene, charcoal,wood and ever candles. When properventilation becomes blocked, flues become plugged or burners are out of adjustment, CO concentrations can build upinside your home and become deadly.• SAFETY CONCERN: No CO detectors were observed in the vicinity of bedrooms at time of inspection.


• Even though they are not part of a general home inspection, all antenna/cable/phone and doorbell wiring andcomponents need to be evaluated by client for proper installation and functioning.• Labeling of electrical circuit legends on the Electrical panels are not checked for accuracy. A competent individualshould complete those legends in a timely fashion.• Only a representative sampling of receptacles, lighting circuits and light fixtures were tested.• The inspection does not include remote control devices, alarm systems and components, cable or satellite systems,low voltage wiring, ancillary wiring, and other components which are NOT part of the primary electrical powerdistribution system.• Electrical components concealed behind finished surfaces are not visible to be inspected.


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Plumbing In accordance with the InterNACHI Standards of Practice pertaining to Plumbing Systems, this reportdescribes the water supply, drain, waste and vent piping materials and the water heating equipment, energysource and location of the main water and main fuel shut-off valves, when readily viewable or known.Inspectors are required to inspect the interior water supply and distribution systems, all fixtures and faucets,the drain waste and vent systems (including all fixtures for conveying waste), the water heating equipment(vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributionssystems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping.Some simple plumbing repairs, such as a typical trap or fixture replacement, can be performed by acompetent handyman. However, any more complex issues such as incorrect venting or improperly slopeddrains should be repaired by a licensed plumber. All gas related issues should only be repaired by alicensed gas certified plumbing contractor —since personal safety is involved.

1. Water SupplySource:• Community or local municipality

2. Water PressureRating:• 60

3. Pressure RegulatorObservations:• INSPECTED• Normal performance or function was observed• Pressure regulator noted.

4. Water Service PipingMaterial:• INSPECTED• 3/4 inch copper

5. Main Water Service Shut offLocation:• INSPECTED• Normal performance or function was observed

Main water service


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6. Water Distribution SystemMaterials:• Plastic strap hangersMaterials:• CopperObservations:• INSPECTED• Normal performance or function was observed

7. Waste, Drain, Vent PipingObservations:• INSPECTED• **DRAIN, WASTE, VENT**• Poly Vinyl Chloride "PVC" waste and vent pipes noted.• The item or component was operating with no visually apparent deficiency• Appears Functional at time of inspection.

8. Exterior Hose Bibbs/SpigotsType & Location:• Front and rear of structureObservations:• INSPECTED• During the inspection of this item or component, no deficiency was observed.

Front home bibb and water service readout Interior isolation valve


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Water Heater

1. Water HeaterHeater Type:• Gas fired vesselLocation:• The heater is located in the basement.Observations:• INSPECTED• The item or component was operating with no visually apparent deficiency

2. Heater EnclosureObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• The water heater enclosure is functional.

Gas fired water heater

3. Burner CombusionObservations:• INSPECTED• Normal performance or function was observed• The combustion chamber appears to in functional condition.

4. VentingObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• The vent pipe does extend to the exterior

5. TPRVObservations:• INSPECTED• Appears to be in satisfactory condition -- no concerns.

6. Tank Capacity(gallons)Rating:• 50 gallons


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7. Fuel Storage/DistributionDescription:• Flexible copper piping used for gas branch/distribution serviceLocation:Observations:• INSPECTED• No apparent and visual non-function was observed with the gas piping

8. PlumbingMaterials: CopperObservations:• INSPECTED• No apparent and visual non-function was observed• Both cold and hot water supplies had shut off valves.

9. Overflow ConditionMaterials: CopperObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• Appears to be in satisfactory condition -- no concerns.


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Heating and Air Conditioning In accordance with the InterNACHI Standards of practice pertaining to the Heating and Air Condition (HVAC)systems, this report describes the energy source and the distinguishing characteristics of the heating andcooling system(s). Inspectors are required to open readily openable access panels and visually inspect theinstalled heating equipment and associated vent system, flues, chimneys and fuel supplies; and central airconditioning equipment and the distribution systems. The HVAC system is general and not technicallyexhaustive. The inspector will test the heating and air condition using the thermostat and/or normalcontrols. The Inspector will report on any component that needs repair or replacement. API highlyrecommends that a standard, seasonal or yearly Service and Maintenance Contract with an HVAC contractorbe obtained. This provides a more thorough investigation of the entire home's heating, air conditioning andfiltering system as well as maintaining the system at its peak efficiency- thereby increasing service life. The central heating system is the heart of the building. The distribution is the arteries that carry heat to theoccupied spaces and the veins return the cold back to be reheated. The air conditioning systems works onthe same principle but in reverse. This is the the climate control system for the occupants and structure. Thegoal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality andventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered byelectricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solarpanels, or wood. Many properties that do not have central heating systems suffer from heat stratification and wide swings intemperature. Buildings with space heating appliances must rely on overheating the room with the appliancein hopes that some heat will flow to distant spaces. In actual practice, that simply does not work. Thinkcarefully before investing in properties that fit this profile. For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Central Heating Appliance ConditionLocation: The furnace is located in the basementDescription: Gas fired forced hot air furnace • Category 4Observations:• INSPECTED• The item or component was operating with 1 visually apparent deficiency- See venting

HE furnace


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2. Energy SourceFor Heating:• Natural GasFor Cooling:• Electric (220/240 volts A/C)Observations:• INSPECTED• No apparent and visual non-function was observed

3. Safety SwitchDescription:• A furnace safety switch is installed:• At ApplianceObservations:• INSPECTED• Normal performance or function was observed

4. Heater BaseObservations:• INSPECTED• The heater base appears to be functional.

5. EnclosureObservations:• INSPECTED• Normal surface rust/corrosion observed, no signs of flaking or excessive deterioration noted.

6. VentingObservations:• INSPECTED• Sidewall or Direct vented• Plastic - PVC vent noted.• REPAIR OR REPLACE• Excessive vibration of the blower motor noted. Follow up inspection warranted and repair or replace as needed

Gas fireplace vent termination Furnace vent termination


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7. Combustion AirMethod:• Air supply from the open basementObservations:• Adequate

8. Gas ValvesObservations:• INSPECTED• Gas shut off valves were present and functional.

9. Refrigerant LinesObservations:• INSPECTED• MAINTENANCE• Missing or worn insulation at A/C unit.

Damaged insulation

10. AC Compress ConditionCompressor Type: ElectricLocation: The compressor is located on the exterior grounds.Observations:• NOT INSPECTED• NOTE: Unit(s) not tested in the cooling mode. Temperature would damage unit• IMPROVE• Reset unit from its tipped position


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Tipped AC compressor

11. Air SupplyObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• The return air supply system appears to be functional.• The supply air supply system appears to be functional.• FYI-Check status of some closed inline duct dampers-open as needed.• REPAIR OR REPLACE• Duct mounted humidifier is extremely dirty with fungal growth. This unit is beyond cleaning and warrant replacement.• We recommend not replacing unit the with same type. Look for the steam cleansing units.• Go to www.skuttle.com

Ducting across garage for bonus room above Nasty humidifier


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Close up of humidifier-NASTY AND UNHEALTHY!!!

12. RegistersObservations:• INSPECTED• Normal performance or function was observed

13. FiltersLocation: Located below heater in a slot cut into the ductwork.Observations:• INSPECTED• Disposable type filter appeared to have come apart inside unit. Replace as needed.• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There aretwo types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers)these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that mustbe REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequateheating or cooling performance.

14. ThermostatsObservations:• INSPECTED• The item or component was operating with no visually apparent deficiency• Location: main floor• Digital - programmable type.

15. Comments and LimitationsHeat loss or gain calculations, energy efficiency, or the balanced distribution of air throughout the home are notperformed as part of a home inspection. These calculations are typically performed by designers to determine therequired size of HVAC systems. As a very rough rule of thumb--Air Condition adequacy is 600-800 sf of living area perton (12,000 BTU) of A/C cooling capacity.To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires a significant dismantlingand disassembly of the unit and is therefore outside of the scope of a home inspection.Humidifiers, dehumidifiers and electronic filters are not inspected. An annual HVAC service contract should includeservicing these items.Depending on suitable access, interior surfaces of the chimney, liner or flue may not be adequately inspected. Due tothe small size of a flue, angles, soot, and lack of lighting, a full and complete inspection may not be possible. Whileaccessible parts of the chimney may appear functional, hidden problems could exist that are not visually apparent anddocuments in the report.Firescreens, fireplace doors, appliances gaskets and seals, automatic fuel feeder devices and heat distribution assists(gravity or fan assist) are not inspected.Determining heating and cooling supply adequacy or distribution balancing are not part of the inspection.


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. CabinetsObservations:• INSPECTED• No deficiencies observed on all kitchen cabinets.• Appeared functional and in satisfactory condition, at time of inspection.

Kitchen layout

2. CountersObservations:• INSPECTED• Plastic laminate tops noted.• There is normal wear noted for the age of the counter tops.

3. Cook top conditionObservations:• INSPECTED• Gas cook top noted.• All heating elements operated when tested.

4. Oven & RangeObservations:• INSPECTED• Oven: Electric radiant heating coils or infrared halogen• All heating elements operated when tested.

5. DishwasherObservations:• INSPECTED• The dishwasher did operate when tested.

6. RefrigeratorMaterials:• INSPECTED• The item or component was operating with no visually apparent deficiency


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7. MicrowaveObservations:• INSPECTED• Normal performance or function was observed

8. Vent ConditionMaterials: RecirculatingObservations:• INSPECTED• The vent is built into the microwave and was functional

9. Garbage DisposalObservations:• INSPECTED• Operated - appeared functional at time of inspection.

10. ElectricalObservations:• INSPECTED• No major system safety or function concerns noted at time of inspection.

11. GFCIObservations:• INSPECTED• GFCI in place and operational

12. SinksObservations:• INSPECTED• No apparent and visual non-function was observed• No drain line leaks under sink.

13. PlumbingObservations:• INSPECTED• Normal performance or function was observed

14. DoorsObservations:• NOT PRESENT

15. Window ConditionMaterials: Vinyl framed double hung window noted. • Insulated glass noted.Observations:• INSPECTED• No apparent and visual non-function was observed

16. Floor ConditionMaterials: Hardwood flooring is noted.Observations:• INSPECTED• Normal wear was observed consistent with the item or components age


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17. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• INSPECTED• No issues with the drywall

18. Wall ConditionMaterials: Drywall walls noted.Observations:• INSPECTED• No issues with the drywall

19. Patio DoorsObservations:• INSPECTED• The hinged patio door was functional during the inspection.

20. Screen DoorsObservations:• INSPECTED• Sliding door screen is functional.


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Laundry

1. LocationsLocations:• Mud room-rear hall

2. Dryer VentObservations:• INSPECTED• A dryer vent damper was noted.

3. ElectricalObservations:• INSPECTED• Normal 120v and 240v receptacles were noted

4. GFCIObservations:• NOT PRESENT


6. Floor ConditionMaterials: Hardwood flooring is noted.Observations:• INSPECTED• Normal wear was observed consistent with the item or components age

7. PlumbingObservations:• INSPECTED• Normal performance or function was observed

8. Wall ConditionMaterials: Drywall walls noted.Observations:• INSPECTED• No drywall issues were noted

9. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• INSPECTED• No drywall issues were noted.

10. DoorsObservations:• INSPECTED• Hollow wood doors.


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Bedrooms DO NOT TAKE SAFETY FOR GRANTED. The main area of inspection in the bedrooms is safety. Cosmetic issues like walls, ceilings and floors will beinspected. Doors and windows will also be investigated for damage, normal operation and egress. In the caseof an emergency, often safety can be compromised by the lack of working detectors or the inability to get outof the dwelling. Personal items in the bedroom may prevent all areas to be inspected as the inspector will notmove personal items. We cannot stress the importance of installing hardwired smoke detectors and carbon monoxide detectors onevery floor and smoke detectors in every bedroom. In the event of an emergency, this will provide the earliestwarning possible.

1. LocationsLocations: Upstairs#1, 2 ,3

2. Ceiling FansObservations:• INSPECTED• Normal performance or function was observed• Operated normally when tested, at time of inspection.

3. ClosetsObservations:• INSPECTED• The closet is in serviceable condition.• SAFETY CONCERN• Master bedroom closet has a hot wire extending from the light switch. Removal is warranted.

Hot wire from closet light switch


5. ElectricalObservations:• INSPECTED• Normal performance or function was observed


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8. Floor ConditionFlooring Types: Carpet is noted.Observations:• INSPECTED• Normal wear was observed consistent with the item or components age

9. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• INSPECTED• No drywall issues were noted.


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Bathroom

1. LocationsLocations: Master Bathroom • Upstairs bathroom • Half bathroom

2. CabinetsObservations:• INSPECTED• No deficiencies observed on all cabinets.

3. CountersObservations:• INSPECTED• Plastic laminate tops noted.• Solid Surface tops noted.• No apparent and visual non-function was observed• There is normal wear noted for the age of the counter tops.

4. PlumbingObservations:• INSPECTED• No apparent and visual non-function was observed• No leaks observed.

5. Exhaust FanObservations:• INSPECTED• REPAIR OR REPLACE• Exhaust fan is noisy.

• The bath fan is worn which may be at the end of its useful life.

6. Floor ConditionMaterials: Ceramic tile is noted. • Sheet vinyl flooring is noted.Observations:• INSPECTED• Normal wear was observed consistent with the item or components age

7. HeatingObservations:• INSPECTED• Central heating noted in this room. At the time of the inspection, all appeared to be functioning and in serviceablecondition.

8. ShowersObservations:• INSPECTED• Ceramic tile noted.• Door appears to be tempered safety glass.• Faucet handle is functional

9. Bath TubsObservations:• INSPECTED• During the inspection of this item or component, no deficiency was observed.


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10. EnclosureObservations:• INSPECTED• The shower enclosure was functional at the time of the inspection.

11. SinksObservations:• INSPECTED• No apparent and visual non-function was observed

12. ToiletsObservations:• INSPECTED• No apparent and visual non-function was observed

13. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• INSPECTED• The drywall installation is entirely professional quality.




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Interior Areas

1. Ceiling FansObservations:• INSPECTED• Normal performance or function was observed

2. ClosetsObservations:• INSPECTED

3. Door BellObservations:• INSPECTED• Operated normally when tested.

4. DoorsObservations:• INSPECTED• REPAIR OR REPLACE• The french doors do not close and latch properly. Appears the RH panel is tilted and out of square with the frame. Afinish carpenter is needed to evaluate the correct repair option.

5. ElectricalObservations:• INSPECTED• No apparent and visual non-function was observed

6. Window ConditionMaterials: Vinyl framed double hung window noted. • Insulated glass noted.Observations:• INSPECTED• The item or component was operating with no visually apparent deficiency• See notes on fog or condensation issues

7. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• INSPECTED• No drywall issues were noted



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Wood/gas Burning Appliances

1. Gas Fired FireplaceLocations:• Living RoomMaterials:• Prefabricated "zero clearance" fireplace noted.Observations:• INSPECTED• The gas fired appliance was fired by normal controls and was found to be functional

Fireplace in living room

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