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ORF Home Inspections LLCConfidential - Property Inspection Report - Confidential

Cover Page

100 Dream Drive, Wildwood, MO 63005Inspection prepared for: Sample Buyer

Real Estate Agent: Agent Name - Sample Company Realty

Date of Inspection: 5/1/2017 Time: 12:00 PM Age of Home: 1983 Size: 3500

Order ID: 1711301

Inspector: Chris OrfInterNachi/AHIT

6 Concord Trail Drive, Saint Peters, MO 63376Phone: 314-473-6187

Email: [email protected]

ORF Home Inspections LLC 100 Dream Drive, Wildwood, MO

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Inspection and Site Details

Conventions and Terms Used in this Report

Exterior

1. Inspection TimeStart: 12:00 PMEnd : 2:30 PM

2. Attending InspectionClient presentFully Participated

3. Residence Type/StyleSingle Family HomeTwo Story

4. GarageAttached 2-Car Garage

5. Age of Home or Year BuiltBuilt in:1983

6. Bedroom # Designation - Location -- for the purposes of this report4 Bedroom

7. Bathroom # Designation - Location - Type -- for the purposes of this report2 Full Bathrooms1 Half Bathroom

8. OccupancyThe utilities were ON at the time of inspection.NOTE: Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces,and cabinet interiors may be restricted by furniture or personal belongings. Any such items areexcluded from this inspection report.Occupied - FurnishedModerate to heavy personal and household items observed.

9. Weather Conditions*Weather leading up to inspection was relatively wet.Misty rain*Temperature at the time of inspection approximately:50 degrees

This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible from


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ground level.

1. DrivewayMaterials: AsphaltObservations:• Driveway in good shape for age and wear.

2. WalkwaysMaterials: Concrete • Brick/Pavers • FlagstoneObservations:• Appeared functional and satisfactory, at time of inspection.• Note: Tree roots from large tree at front walk have pushed the walk upwards. At the time of inspections, there was noobservation of shifting or separation of the slabs.• Note: Some paver/stone walkways can be trip hazards and may need ongoing maintenance.

Note: Tree roots from large tree at front walk have pushed the walk upwards. At the time ofinspections, there was no observation of shifting or separation of the slabs.

3. Stoop, StepsMaterials: ConcreteObservations:• No deficiencies noted.

4. Porch, Patio, FlatworkDescription:• ConcreteObservations:• Satisfactory condition at the time of inspection except as noted.• Observation of small crack in front porch.• Observation of shifting blocks and deteriorated mortar joints at hot tub pad. This may continue to worsen over time as waterpenetrates and freezes/thaws with the season.


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Observation of shifting blocks and deteriorated mortar joints at hot tub pad. This may continue toworsen over time as water penetrates and freezes/thaws with the season.

5. Exterior DoorsDescription: MetalObservations:• Appeared in functional and in satisfactory condition, at time of inspection.

6. Exterior CladdingDescription:• Vinyl Siding• BrickObservations:• MAINTENANCE: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other typesof siding materials. However, it is still necessary for the homeowner to periodically--at least once a year--carefully examine sidingpanels as well as ensure all J-channels around windows and doors are secure and drain properly. Vinyl and metal siding should becleaned following the manufacturer's instructions.• The house siding appeared in serviceable condition, except as noted.• Observation of a small crack in mortar joint of brick to the lower right of the front porch. Recommend sealing this to helpprevent moisture from intruding and possibly making the crack worse.

Observation of a small crack in mortar joint of brick to the lower right of the front porch. Recommendsealing this to help prevent moisture from intruding and possibly making the crack worse.


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7. Eaves, Soffits, Fascia and TrimDescription: Metal • VinylObservations:• Appeared to be in serviceable condition, at time of inspection. No deficiencies noted.

8. Window/Door Frames and TrimDescription: Metal • VinylObservations:• Components appeared in satisfactory condition at time of inspection.

9. Exterior CaulkingComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, andutility penetrations/openings. Controlling air infiltration is one of the most cost effective energy-efficient measures in modern construction practices. A home that is not sealed will beuncomfortable due to drafts and will use about 30% more energy than a relatively air-tight home. Inaddition, good caulking and sealing will reduce dust and dirt in the home and is one of the simplestenergy efficient measures to install.• TIP: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter &Roof Sealant. Can be found at home building centers.Observations:• MAINTENANCE: Caulking is recommended around windows/doors/masonry ledges/corners/utility penetrations. It isrecommended that you walk around your home at least once a year and look at these areas and repair as/when needed.• No deficiencies noted on visible areas.

10. Deck, BalconyMaterials:• WoodObservations:• MAINTENANCE: Whether treated or not, it is important to keep a wood deck surface free of all forms of fungal growth anddebris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually.Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deckwash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a good-quality deck sealant.• Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure.

11. RailingsMaterials: Wood RailingsObservations:• Appeared functional, at time of inspection.

12. Fence ConditionObservations:• Gate on left side of home needs to be adjusted.


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Gate on left side of home needs to be adjusted.

13. Grading and Surface DrainageDescription:• Ground generally graded away from houseObservations:• The exterior drainage is generally away from foundation -- except where noted below.• Observation of low areas in front landscaping at foundation. This is a simple fix, but it is recommended that all grade slope awayfrom the foundation to help prevent water damage to underlying material and or entering the foundation into the basement.

Observation of low areas in front landscaping atfoundation. This is a simple fix, but it is

recommended that all grade slope away from thefoundation to help prevent water damage to

underlying material and or entering the foundationinto the basement.

Observation of low areas in front landscaping atfoundation. This is a simple fix, but it is

recommended that all grade slope away from thefoundation to help prevent water damage to

underlying material and or entering the foundationinto the basement.

14. Vegetation Affecting StructureDescription: Vegetation in contact with the house.Observations:• MAINTENANCE: Vegetation too close to the building can cause harm through root damage to the foundation, branchesabrading the roof and siding, and leaves providing a path for moisture and insects into the home. Recommend trimming existingor future landscaping as needed annually. Left side of home, small tree in landscape area.


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Roofing

MAINTENANCE: Vegetation too close to the building can cause harm through root damage to thefoundation, branches abrading the roof and siding, and leaves providing a path for moisture and

insects into the home. Recommend trimming existing or future landscaping as needed annually. Leftside of home, small tree in landscape area.

15. Retaining WallsMaterials: BlockObservations: Serviceable and in satisfactory condition at the time of inspection.

16. Limitations of Exterior Inspection• Lot grading and drainage have a significant impact on the building, simply because of the directand indirect damage that moisture can have on the foundation. It is very important, therefore, thatsurface runoff water be adequately diverted away from the home. Lot grading should slope awayand fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter ofthe building.• While performance of lot drainage and water handling systems may appear serviceable at thetime of inspection, the inspector cannot always accurately predict this performance as conditionsconstantly change. Furthermore, items such as leakage in downspout/gutter systems are verydifficult to detect during dry weather. Inspection of foundation performance and water handlingsystems, therefore, is limited to visible conditions and evidence of past problems.• Awnings, or similar seasonal accessories, recreational facilities, outbuildings, water features, hottubs, statuary, pottery, fire pits, patio fans, heat lamps, and decorative low-voltage landscapelighting are not inspected unless specifically agreed upon and documented in this report.• A representative sample of exterior components were inspected rather than every occurrence ofcomponents.• A home inspection does not include an assessment of geological, geotechnical, or hydrologicalconditions -- or environmental hazards.• Cracks in hard surfaces can imply the presence of expansive soils that can result in continuousmovement. This can only be confirmed by a geological evaluation of the soil.

As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,


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as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof Style and PitchSide Gabled • Front Gabled

2. Method of Roof InspectionWalked on Roof Surface.

3. Roof CoveringDescription: Dimensional (upgraded) architectural shinglesAge: Once a roof reaches the ten (10) year mark, it is a good idea to have the roof inspected for any signs of aging every threeyears. A roof that has some routine maintenance in its second half of life will outperform those that are not maintained. • NOTE:It is advised to inquire and obtain roof documentation & history of permits from the previous owner. Ask the seller about the age& history of the roof. • Average life expectancy of dimensional shingles is 30-40 yearsObservations:• These shingles appear to be in the first third of their life cycle.• Roof appeared serviceable with no deficiencies noted at time of inspection.• Observation of scuffs on shingles. These appear to be from walking on the roof, there was no evidence of hail damage at thetime of inspection.

4. FlashingsMaterials: MetalObservations:• Visible areas appeared functional, at time of inspection except as noted.• Observation of shingles lifted by flashing on sides of skylights above family room on left side of home. Recommend this beevaluated by a qualified roofing contractor. The concern is that water, during heavy winds, could blow up under the shingles andpossibly cause damage to the underlying material.• Observation of flashing around chimney that is not secure to the roof and lifted. Recommend a qualified roofing contractorevaluate. The concern is that heavy wind could lift the flashing and cause damage to the flashing as well as, in a heavy blowingrain, water enter under the flashing and possibly cause damage to the underlying material.

Observation of flashing around chimney that is notsecure to the roof and lifted. Recommend a

qualified roofing contractor evaluate. The concernis that heavy wind could lift the flashing and cause

damage to the flashing as well as, in a heavyblowing rain, water enter under the flashing and

possibly cause damage to the underlying material.

Observation of shingles lifted by flashing on sidesof skylights above family room on left side ofhome. Recommend this be evaluated by a

qualified roofing contractor. The concern is thatwater, during heavy winds, could blow up underthe shingles and possibly cause damage to the

underlying material.


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5. Roof PenetrationsDescription: PVC Piping for plumbing vent stack(s). • Metal flue for hot water heater and furnace.Observations:• Appeared functional and in satisfactory condition at time of inspection.• Note: There is hail damage to the top of the furnace cap. These are cosmetic only and functions correctly. All other accessorieshave been replaced.

6. Chimney(s)Description: MasonryObservations:• The chimney(s) appear(s) to be in satisfactory condition at the time of inspection. The inside of the chimney is not part of thisinspection. It is recommended that the chimney(s) be inspected and cleaned by a qualified chimney specialist prior to use andthen as recommended for preventative and ongoing maintenance.• Observation of cracks on the chimney cap. Water can penetrate and possibly cause damage over time. Recommend this becorrected to help prevent damage to underlying material.

Observation of cracks on the chimney cap. Water can penetrate and possibly cause damage overtime. Recommend this be corrected to help prevent damage to underlying material.

7. Roof Drainage SystemDescription: Galvanized/AluminumObservations:• Note: Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house --four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct wateraway from the foundation.• The roof drainage system appeared in satisfactory condition at the time of inspection, except as noted.• The house roof drainage system was in serviceable condition with gutter screens/protection installed. Routinely monitor tokeep gutter/screens from clogging -- clean and seal gutters as needed• Due to the amount of trees around the house, debris will and has collected in the valleys and at the gutter line in some areas.Most of this will blow off, however, it is advised to observe the roof from the ground several times a year to see if debris needs tobe manually removed.• Observation of gutter protection that has blown up and/or is missing on the rear side of the deck cover/roof. Recommend thisbe corrected.

DefinitionPolyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.

DefinitionThe internal angle formed by the junction of two sloping sides of a roof.


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Due to the amount of trees around the house,debris will and has collected in the valleys and at

the gutter line in some areas. Most of this willblow off, however, it is advised to observe the roof

from the ground several times a year to see ifdebris needs to be manually removed.

Observation of gutter protection that has blown upand/or is missing on the rear side of the deckcover/roof. Recommend this be corrected.

8. Skylight(s)Description: FixedObservations:• MAINTENANCE: Skylights can leak. Monitor the flashings and ceilings and seal as needed.• No discrepancies and in satisfactory condition unless otherwise noted. No Leaking or Breakage observed.• Observation of a seal, on one of the rear skylight on the left side of the home, that has pulled free due to the material shrinkingwith age. Recommend this be evaluated when the flashing is evaluated. Concern is that this could potentially leak in the future.At the time of inspection, there were no signs of moisture intrusion or damage.

Observation of a seal, on one of the rear skylight on the left side of the home, that has pulled free dueto the material shrinking with age. Recommend this be evaluated when the flashing is evaluated.

Concern is that this could potentially leak in the future. At the time of inspection, there were no signsof moisture intrusion or damage.


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Pool/Spa

Garage

9. Limitations of Roofing Inspection• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes indirection or changes in material. A roof leak should be addressed promptly to avoid damage to thestructure, interior finishes and furnishings. A roof leak does not necessarily mean the roof has to bereplaced. We recommend an annual inspection and tune-up to minimize the risk of leakage and tomaximize roof life.• Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks.Evidence of prior leaks may be disguised by interior finishes. Leakage can develop at any time andmay depend on rain intensity, wind direction, ice buildup, and other factors.• Estimates of remaining roof life are approximations only and do not preclude the possibility ofleakage.• Inspectors are not required to walk on any roof that the inspector determines to jeopardize thesafety of the inspector or damage the roofing material.• Gutters appear intact but unless it is raining, there is no way to determine if the gutters leak atseams or spill water.• It is advised to inquire and obtain roof documentation & history of permits from the previousowner. Ask the seller about the age & history of the roof.• Gutter cover materials present limit/restrict inspection of roof drainage system.

1. Garage FloorMaterials:• ConcreteObservations:• NOTE: Small cracks or cracks at control joints are common in concrete floors. It is advisable to caulk and seal these cracks toprevent future water intrusion which can cause settling. Monitor and seal as needed to prolong the life of the floor.• Satisfactory condition at time of inspection.• Note: Observation of water standing in the garage at the time of inspection. Weather leading up the inspection was stormywith heavy winds and rain.

Note: Observation of water standing in the garage at the time of inspection. Weather leading up theinspection was stormy with heavy winds and rain.


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2. Sill PlateMaterials:• Not visible due to finished walls.

3. Garage DoorsMaterials:• 1 - 16 foot garage door.Observations:• Appeared in functional and in satisfactory condition at time of inspection.• Observation of damaged weather strip on bottom of door as well as the weather strip trim at the lower corners of the door.Recommend this be corrected to help prevent moisture/insects/rodent intrusion.

Observation of damaged weather strip on bottom of door as well as the weather strip trim at the lowercorners of the door. Recommend this be corrected to help prevent moisture/insects/rodent intrusion.

4. Garage OpenerMaterials:• Overhead DoorObservations:• Operated normally with controls.• Appeared in functional and in satisfactory condition, at time of inspection.

5. Safety FeaturesMaterials:• Auto Reverse Tested• Safety Sensors TestedObservations:• Auto reverse function worked properly when tested.• Safety sensors worked propperly at the time of inspection.

6. Fire DoorMaterials:• MetalObservations:• Appeared in satisfactory condition.


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Structure

7. Firewall and CeilingMaterials:• Drywall Firewall and CeilingObservations:• Appeared in satisfactory condition, except as noted otherwise.• Observation of some loose tape on ceiling. Due to ongoing climate changes in garages, it is recommended to monitor drywallseams and repair as/if needed.• Observation of drywall sagging in corner of garage. It was possible to push it back into place by hand. Recommend this becorrected. See photos.

Observation of drywall sagging in corner of garage. It was possible to push it back into place byhand. Recommend this be corrected. See photos.

1. Foundation TypeCrawlspace • Basement

2. Foundation WallsDescription: Poured ConcreteObservations:• Visible portions of foundation wall were dry at the time of the inspection.• NOTE: Although there are no signs of water penetration we caution you to consider any basement as wet until experienceproves it dry.• Common cracks observed, these may leak at any time.• Water staining was observed under the masonry chimney. At the time of inspection, there was no moisture present.


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Water staining was observed under the masonry chimney. At the time of inspection, there was nomoisture present.

3. Foundation FloorDescription: Concrete slabObservations:• All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floorcoverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coveringsare installed, the materials and condition of the flooring underneath cannot be determined.• Visible areas appear to be in satisfactory condition.• When the home was built, it was not common practice to put control or zip strips in basements. Concrete will normally cracksomewhere. The cracks in this basement were not shifting at the time of inspection.

4. Condition of BasementMaterials:• Unfinished Basement

5. Under Floor Crawlspace(s)Method of Inspection:• From Entry• CrawledInsulation & Ventilation:• Under floor insulation type: fiberglass batts• Vent on sideObservations:• The overall condition of the crawlspace was satisfactory at the time of inspection.


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6. Columns and BeamsDescription: Steel I-Beams and steel post/columnsObservations:• No deficiencies were observed at the visible portions of the structural beam/post components of the home.

7. Floor StructureDescription: Dimensional Lumber Wood Joist • Plywood sheathing sub floorObservations:• No deficiencies noted on visible areas, except as noted otherwise, at the time of inspection.• Observation of water damage/staining to floor joist at band board/rim joist in two areas, viewed from basement. There did notappear to be any current moisture at the time of inspection. See photos. Buyer was shown these areas at the time of inspection.

Observation of water damage/staining to floor joistat band board/rim joist in two areas, viewed from

basement. There did not appear to be any currentmoisture at the time of inspection. See photos.

Buyer was shown these areas at the time ofinspection.

Observation of water damage/staining to floor joistat band board/rim joist in two areas, viewed from

basement. There did not appear to be any currentmoisture at the time of inspection. See photos.

Buyer was shown these areas at the time ofinspection.


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Attic and Insulation

8. Wall StructureDescription: Wood frameObservations:• Limited view due to finishing materials. Most of the walls and ceilings in the home are covered and structural members are notvisible. No visible deficiencies noted. I could not see behind these covering.

9. Ceiling and Roof StructureDescription: Engineered wood roof truss framing • Plywood SheathingObservations:• Limited review due to finished ceilings.• Limited view of ceiling framing due to insulation.• Limited view of attic due to vaulted ceilings and insulation.• Visible areas appear satisfactory, at time of inspection.

Visible areas appear satisfactory, at time of inspection.

10. Limitations of Structure Inspection• Most of the walls and ceilings in the home are covered and structural members are not visible. Novisible deficiencies noted. I could not see behind these covering and therefore limited theinspection.• Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/orframing) is not possible in areas/rooms where there are finished walls, ceilings and floors.• A representative sample of the visible structural components was inspected.• No representation can be made to future leaking of foundation walls.• Engineering or architectural services such as calculation of structural capacities, adequacy, orintegrity are not part of a home inspection.• Furniture, storage, and/or personal items restricted access/inspection to some structuralcomponents.

1. Attic AccessDescription: Scuttle Hole located in Garage • Scuttle Hole located in hallwayObservations: No deficiencies noted at time of inspection.

2. Method of Attic InspectionViewed and walked in the attic


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Interior

3. Insulation in Unfinished SpacesDescription: Blown in insulation/loose fill • InsulboardDepth/R-Value: Approx. 7-10 inchesObservations:• Insulation appears adequate.• Insulation level in the attic is typical for homes this age

Insulation appears adequate.

4. Attic VentilationDescription: Under eave soffit inlet vents • Gable louver vents • Turtle/Box VentsObservations:• MAINTENANCE: Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensuredevelopment of mold is kept in check. While there may be very little or no evidence of mold buildup in the attic at time ofinspection, it can reproduce and spread rapidly should conditions allow it to. Mold can be potentially hazardous and will spreadwhen moisture enters the attic cavity and is not adequately vented to the exterior. Any area of suspected mold should bereviewed by a qualified contractor for analysis and removal. ALWAYS WHERE A DUST MASK!• Roof/Attic ventilation appears functional and adequate at the time of inspection. No deficiencies noted.

5. Vent Piping Through AtticMaterials: PVC plumbing vents • Double wall metal B-Vent pipeObservations:• Plumbing vent piping appeared functional at time of inspection. No deficiencies noted.

6. Limitations of Attic and Insulation Inspection• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.• Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openingsin walls to look for insulation) are performed.• An analysis of indoor air quality is not part of this inspection unless explicitly contracted for and isan add on inspection.• Any estimates of insulation R values or depths are rough average values.

This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew,wallpaper and paint to peel, and other problems. The home inspector will identify as many issues aspossible but some problems may be undetectable due to problems within the walls or under theflooring.


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Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.1. Door BellObservations:• Operated normally when tested.

2. Walls and CeilingsMaterials: DrywallObservations:• General condition of walls and ceilings appeared satisfactory.• Some cosmetic, common small cracks and typical flaws in drywall finish noted. This is normal wear for age of home.

3. Floor SurfacesMaterials: Carpet • Wood • TileObservations:• Flooring appears to be in satisfactory condition for the most part at the time of inspection.

4. WindowsDescription: Vinyl • WoodObservations:• ****In accordance with InterNACHI Standards, we do not test every window in the house, and particularly if it is furnished. Wedo test every unobstructed window in every bedroom to ensure that at least one provides and emergency exit.• ****Highly recommend operating all windows during final walk through inspection.• The windows that were tested are functional and in satisfactory condition at time of inspection, except as noted.• Observation of missing latching hardware on window in right rear bedroom window on the second floor. Recommend this becorrected.

http://www.cpsc.gov


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Observation of missing latching hardware onwindow in right rear bedroom window on thesecond floor. Recommend this be corrected.

Numerous screens are stored in the basement. Itis not clear if all screens are present for windows

that are missing screens.

5. Interior DoorsDescription: WoodObservations:• Appeared functional and in satisfactory condition at time of inspection.

6. ClosetsObservations:• Appeared functional with no deficiencies noted at time of inspection.

7. Stairways and RailingsObservations:• Appeared functional and in satisfactory condition at time of inspection.

8. Ceiling FansObservations:• Operated normally when tested, at time of inspection.

9. Cabinets and VanitiesMaterials: WoodObservations:• Appeared functional and in satisfactory condition, at time of inspection.

10. CountertopsMaterials: Solid SurfaceObservations:• No discrepancies noted.


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Heating and Air Conditioning

11. Limitations of Interiors Inspection• Recommend thorough review of interior areas during final walk-through inspection prior to closing.• Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows.Evidence of failed seals may be more or less visible from one day to the next depending on theweather and inside conditions (temperature,humidity, sunlight, etc.).• Carpeting, window treatments, central vacuum systems, recreational facilities, paint, wallpaper,and other finish treatments are not inspected.

• Determining the heat resistance of firewalls is beyond the scope of this inspection.• There were a moderate amount of personal/household items in each room. Furniture, storage,appliances and/or wall hangings are not moved to permit inspection and may block defects.

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Thermostat(s)Description: Digital - programmable type.Observations:• No deficiencies noted.• Thermostats are not checked for calibration or timed functions.

2. Heating SystemDescription: Forced air natural gas furnace • Electric forced air furnaceObservations:• No deficiencies observed.

3. Energy SourceFor Heating: Natural Gas • ElectricFor Cooling: ElectricObservations:• No deficiencies noted.

4. Safety SwitchDescription: Electric switch within sight of furnace unitObservations:• No deficiencies.

5. Combustion AirObservations:• No deficiencies noted.


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No deficiencies noted.

6. Venting, Flue(s), and Chimney(s)Materials: MetalObservations:• The metal chimney liner vent flue pipe was not inspected or visible form end to end.• The visible portions of the vent pipes appeared functional.

7. Cooling SystemDescription: Air Cooled Central Air ConditionerObservations:• No deficiencies noted at the time of inspection.• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.• Recommend having the exterior AC Unit on the right side of the home combed.

Recommend having the exterior AC Unit on the right side of the home combed.

8. Fuse/Circuit Breaker ProtectionPlacard Max: BreakerObservations:• Appropriate sized breaker located outside by condenser.


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Electrical

9. Condensate DrainObservations:• No deficiencies noted in the condensate collection and removal system.

10. Heating & Cooling DistributionDescription: Galvanized sheetmetal ductwork - floor registers • Flex ducting in crawlspaceObservations:• No deficiencies except as noted.

11. Filter(s)Observations:• No deficiencies noted.• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two typesof filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleanedby soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before theybecome clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance.

12. Gas Fireplace(s)Description:• Gas log fireplaceObservations:• Operated normally when tested

13. Limitations of Heating and Air Conditioning Inspection• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout thehome are not performed as part of a home inspection. These calculations are typically performedby designers to determine the required size of HVAC systems. As a very rough rule of thumb -- Airconditioning adequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C coolingcapacity.• To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires asignificant dismantling and disassembly of the unit and is therefore outside the scope of a homeinspection.• Humidifiers, dehumidifiers, and electronic filters are not inspected. An annual HVAC servicecontract should include servicing these items.• This inspection does not involve igniting or extinguishing fires nor the determination of draft.• Interior surfaces of a chimney liner/flue are not inspected. Due to the small size of the flue,angles, soot, and lack of lighting, a visual inspection is not possible. While accessible parts of thechimney may appear functional, hidden problems could exist that are not documented in this report.• Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantlesand fireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity orfan-assisted) are not inspected.• Fireplace inserts, stoves, or firebox contents are not moved.• Determining heating and cooling supply adequacy or distribution balance is not part of thisinspection.

1. Service DropDescription: Underground service lateralObservations:• No deficiencies noted.

DefinitionAbbreviation for air conditioner and air conditioning


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2. Service Entrance WiresDescription: AluminumObservations:• No evidence of anti oxidant paste at main service entrance at main panel in basement. There did not appear to be anycorrosion or defects at the time of inspection.

3. Electrical Service RatingAmperage Rating: • 200 amps

4. Main Service Panel(s)Observations:• The wiring within the panel appeared satisfactory and functional.• Observation of missing screw in electric cover panel. Recommend this be corrected.

The wiring within the panel appeared satisfactoryand functional.

Observation of missing screw in electric coverpanel. Recommend this be corrected.

5. Main DisconnectLocation: 200 Amp Breaker • On Main Panel

6. Overcurrent ProtectionType: Breakers


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7. Distribution WiringDescription: CopperObservations:• Visible wiring appeared functional, at time of inspection.

8. Lighting, Fixtures, Switches, OutletsDescription: GroundedObservations:• A representative number of receptacles,switches and lights were tested and are generally serviceable, unless otherwise noted.• Observation of switch/outlet covers missing or damaged in dining room, basement and garage. See photos. Recommend thisbe corrected.• Observation of missing globe to light in Master Bathroom at shower/toilet area. Recommend this be corrected.

Observation of missing globe to light in MasterBathroom at shower/toilet area. Recommend this

be corrected.

Observation of switch/outlet covers missing ordamaged in dining room and garage. See photos.

Recommend this be corrected.

Light switch knob missing. Observation of switch/outlet covers missing ordamaged in dining room, basement and garage.

See photos. Recommend this be corrected.


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9. GFCI - Ground Fault Circuit InterrupterDescription:• GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuitwhen as little as .005 amps is detected leaking--this is faster than a person's nervous system canreact! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exteriorcircuits are normally GFCI protected. This protection is from electrical shock.Observations:• GFCIs were tested and worked properly unless noted otherwise.• Safety Recommendation: Recommend changing outlet at the counter just right of the microwave/stove top to a GFCI since it iswithin 6 feet of a water source.

Safety Recommendation: Recommend changingoutlet at the counter just right of the

microwave/stove top to a GFCI since it is within 6feet of a water source.

GFCI Breaker for Bathrooms and some outsideoutlets.

10. AFCI - Arc Fault Circuit InterrupterDescription:• AFCI is an electrical safety device that helps protect against fires by detecting arc faults. An arc(or sparking) fault is an electrical problem that occurs when electricity moves from one oneconductor across an insulator to another conductor. This generates heat that can ignite nearbycombustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCIprotected. Soon ALL electrical circuits in new homes will require AFCI protection.Locations & Resets:• Absent-Not required when house constructedObservations:• There is no AFCI protection.• IMPROVE: There is no AFCI protection in this house. There is the potential for a fire hazard. Recommend a licensed electricianprovide an estimate on installing AFCI protection.

11. Smoke/Heat Detector(s)Observations:• Operated when tested• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation is required.• It is advisable to have a smoke detector in each bedroom, a hallway on each floor and one in the basement and to test monthly.

DefinitionA special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

DefinitionArc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.


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Plumbing

12. Limitations of Electrical Inspection• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Only a representative sampling of outlets, switches and light fixtures were tested.• The inspection does not include remote control devices, alarm systems and components, lowvoltage wiring, systems, and components, ancillary wiring, systems, and other components whichare not part of the primary electrical power distribution system.• Furniture and/or storage restricted access to some electrical components which may not beinspected.

1. Water Supply SourceSource: Public municipal water supply

2. Service Piping Into The HouseMaterials: Copper

3. Main Water Shut OffLocation: Front Wall of BasementObservations:• In satisfactory condition at the time of inspection.

4. Supply Branch PipingDescription: CopperObservations:• No deficiencies observed at the visible portions of the supply piping.• Most of the piping is concealed and cannot be identified.

5. Exterior Hose Bibs/SpigotsObservations:• Operated properly when tested except as noted.• Hose bib on right side of home is missing the handle. Recommend this be corrected.

Hose bib on right side of home is missing the handle. Recommend this be corrected.


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6. Water Flow and PressureObservations:• The water flow was overall functional. This was determined by running water in the bath sink and shower while toilet isflushed.

7. FaucetsObservations:• No deficiencies unless otherwise noted.• Faucet and handles in second floor bathroom are loose. Recommend this be corrected.

Faucet and handles in second floor bathroom are loose. Recommend this be corrected.

8. SinksObservations:• No deficiencies observed except as noted.• Sink stoppers in both full bathrooms do not work properly. Recommend this be corrected.

9. Traps and DrainsObservations:• Water was run through the fixtures and drains. Functional drainage was observed.• Components appeared satisfactory with no leaks, at time of inspection.

10. Waste SystemDescription: Public sewage disposal system

11. Drainage, Wastewater & Vent PipingDescription: Visible waste piping in house: • Thermoplastic PVC (Polyvinyl Chloride) - normallywhite in colorObservations:• Visible piping appeared serviceable at time of inspection.

12. Water Heater(s)Description: A.O. SmithCapacity: 50 Gallons


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Irrigation

13. Water Heater(s) ConditionAge: Manufactured in 2003Observations:• Tank appears to be in satisfactory condition -- no concerns.• A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either thetemp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regularPVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting.• No deficiencies noted with the Temperature Pressure Relief (TPR) valve and discharge pipe.

14. Water Heater Vent PipingObservations:• Safety Concern: Observation of aluminum vent pipe used for hot water heater. Aluminum can corrode from excessive heat andeventually leak, possibly allowing Carbon Monoxide to escape into the home. It is recommended that water heater vent pipe begalvanized metal. Recommend this be corrected.

Safety Concern: Observation of aluminum vent pipe used for hot water heater. Aluminum cancorrode from excessive heat and eventually leak, possibly allowing Carbon Monoxide to escape intothe home. It is recommended that water heater vent pipe be galvanized metal. Recommend this be

corrected.

15. Fuel Supply and DistributionDescription: Black iron pipe used for gas branch/distribution serviceObservations:• Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected.• Most of the piping is concealed and cannot be identified.• No deficiencies observed at the Visible portions of the gas supply piping.

16. Pump(s)Description: There was no observation of a sump pump.

17. Limitations of Plumbing Inspection• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.),below the structure, or beneath the ground surface are not inspected.

DefinitionThe thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves


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Bathrooms Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Tub(s)Description: Cast IronObservations:• Appeared satisfactory and functional except as noted.• Note: Drain stopper in second floor bathroom is damaged but does work if place manually over the stopper shaft.

Note: Drain stopper in second floor bathroom is damaged but does work if place manually over thestopper shaft.

2. Shower(s)Description: Solid surface/cultured and tileObservations:• No discrepancies noted• Appeared functional, at the time of inspection except as noted.• Recommend all tile edges and tub/shower walls be periodically checked -- then caulked and sealed as necessary to preventmoisture penetration.

3. Toilet(s)Observations:• Operated when tested. Appeared functional, at time of inspection - except as noted.• Toilet in 1/2 bath is loose at the floor. Recommend this be corrected to help prevent water leaking and possible damage toflooring and underlying material. At the time of inspection, no damage was observed.


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Appliances

Toilet in 1/2 bath is loose at the floor. Recommend this be corrected to help prevent water leakingand possible damage to flooring and underlying material. At the time of inspection, no damage was

observed.

4. Exhaust Fan(s)Observations:• Appeared functional, at time of inspection.

5. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behindwalls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tuband shower areas is an ongoing maintenance task which should not be neglected.• Areas which should be examined periodically are vertical corners, horizontal corners/grout linesbetween walls and tubs/shower pans and at walls near floor areas. Also, the underside of showercurbs, the tub lip, tub spouts, faucet trim plates and any other areas mentioned in this report.• Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, are longerlasting and can be more thoroughly removed from bathroom surfaces.One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk.For more information, go to: http://polyseamseal.com/ttultra.shtml

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

1. DishwasherDescription: KitchenaidObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalObservations:• Operated - appeared functional at time of inspection.• Observation of deteriorated drain rubber on the disposer side of sink. Recommend this be corrected to help prevent itemsfrom falling into disposer.


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Observation of deteriorated drain rubber on the disposer side of sink. Recommend this be correctedto help prevent items from falling into disposer.

3. Ranges, Ovens, CooktopsDescription: KitchenaidObservations:• All heating elements operated when tested.• Oven(s) operated when tested.

4. MicrowaveDescription: FrigadaireObservations:• Operated when tested.

5. RefrigeratorDescription: Not staying with home.

6. WasherDescription: Not Tested

7. DryerDescription: Not Tested

8. Dryer VentObservations:• Appeared functional, at time of inspection.


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END OF REPORT

9. Limitations of Appliances Inspection• Appliances are tested by turning them on for a short period of time. Recommend a one-yearHomeowner’s Warranty or service contract be purchased. This covers the operation of appliances,as well as associated plumbing an electrical repairs -- with a $50-100 deductable. It is furtherrecommended that appliances be operated once again during the final walkthrough inspection priorto closing.• Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cookingfunctions and features are not tested during this inspection.• Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Theirtemperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy isoutside the scope of this inspection.• Drain lines and water supply lines serving clothes washing machines are not operated--as theymay be subject to leak if turned.


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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningAFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves

Valley The internal angle formed by the junction of two sloping sides ofa roof.


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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.

ExteriorPage 2 Item: 4 Porch, Patio,

Flatwork• Observation of shifting blocks and deteriorated mortar joints at hot tub pad.This may continue to worsen over time as water penetrates and freezes/thawswith the season.

Page 3 Item: 6 Exterior Cladding • Observation of a small crack in mortar joint of brick to the lower right of thefront porch. Recommend sealing this to help prevent moisture from intrudingand possibly making the crack worse.

Page 4 Item: 12 Fence Condition • Gate on left side of home needs to be adjusted.Page 5 Item: 13 Grading and

Surface Drainage• Observation of low areas in front landscaping at foundation. This is a simple fix,but it is recommended that all grade slope away from the foundation to helpprevent water damage to underlying material and or entering the foundationinto the basement.

Page 6 Item: 14 VegetationAffecting Structure

• MAINTENANCE: Vegetation too close to the building can cause harm throughroot damage to the foundation, branches abrading the roof and siding, andleaves providing a path for moisture and insects into the home. Recommendtrimming existing or future landscaping as needed annually. Left side of home,small tree in landscape area.

RoofingPage 7 Item: 4 Flashings • Observation of shingles lifted by flashing on sides of skylights above family

room on left side of home. Recommend this be evaluated by a qualified roofingcontractor. The concern is that water, during heavy winds, could blow up underthe shingles and possibly cause damage to the underlying material.• Observation of flashing around chimney that is not secure to the roof andlifted. Recommend a qualified roofing contractor evaluate. The concern is thatheavy wind could lift the flashing and cause damage to the flashing as well as, ina heavy blowing rain, water enter under the flashing and possibly cause damageto the underlying material.

Page 8 Item: 6 Chimney(s) • Observation of cracks on the chimney cap. Water can penetrate and possiblycause damage over time. Recommend this be corrected to help prevent damageto underlying material.

Page 8 Item: 7 Roof DrainageSystem

• Observation of gutter protection that has blown up and/or is missing on therear side of the deck cover/roof. Recommend this be corrected.

Page 9 Item: 8 Skylight(s) • Observation of a seal, on one of the rear skylight on the left side of the home,that has pulled free due to the material shrinking with age. Recommend this beevaluated when the flashing is evaluated. Concern is that this could potentiallyleak in the future. At the time of inspection, there were no signs of moistureintrusion or damage.

GaragePage 11 Item: 3 Garage Doors • Observation of damaged weather strip on bottom of door as well as the

weather strip trim at the lower corners of the door. Recommend this becorrected to help prevent moisture/insects/rodent intrusion.

Page 12 Item: 7 Firewall andCeiling

• Observation of drywall sagging in corner of garage. It was possible to push itback into place by hand. Recommend this be corrected. See photos.

InteriorPage 17 Item: 4 Windows • Observation of missing latching hardware on window in right rear bedroom

window on the second floor. Recommend this be corrected.

Heating and Air Conditioning


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Page 20 Item: 7 Cooling System • Recommend having the exterior AC Unit on the right side of the home combed.ElectricalPage 22 Item: 4 Main Service

Panel(s)• Observation of missing screw in electric cover panel. Recommend this becorrected.

Page 23 Item: 8 Lighting, Fixtures,Switches, Outlets

• Observation of switch/outlet covers missing or damaged in dining room,basement and garage. See photos. Recommend this be corrected.• Observation of missing globe to light in Master Bathroom at shower/toiletarea. Recommend this be corrected.

Page 24 Item: 9 GFCI - GroundFault CircuitInterrupter

• Safety Recommendation: Recommend changing outlet at the counter just rightof the microwave/stove top to a GFCI since it is within 6 feet of a water source.

PlumbingPage 25 Item: 5 Exterior Hose

Bibs/Spigots• Hose bib on right side of home is missing the handle. Recommend this becorrected.

Page 26 Item: 7 Faucets • Faucet and handles in second floor bathroom are loose. Recommend this becorrected.

Page 26 Item: 8 Sinks • Sink stoppers in both full bathrooms do not work properly. Recommend thisbe corrected.

Page 27 Item: 14 Water Heater VentPiping

• Safety Concern: Observation of aluminum vent pipe used for hot water heater.Aluminum can corrode from excessive heat and eventually leak, possibly allowingCarbon Monoxide to escape into the home. It is recommended that waterheater vent pipe be galvanized metal. Recommend this be corrected.

BathroomsPage 28 Item: 1 Tub(s) • Note: Drain stopper in second floor bathroom is damaged but does work if

place manually over the stopper shaft.

Page 28 Item: 3 Toilet(s) • Toilet in 1/2 bath is loose at the floor. Recommend this be corrected to helpprevent water leaking and possible damage to flooring and underlying material.At the time of inspection, no damage was observed.

AppliancesPage 29 Item: 2 Garbage Disposal • Observation of deteriorated drain rubber on the disposer side of sink.

Recommend this be corrected to help prevent items from falling into disposer.

DefinitionA special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Cover PageInspection and Site DetailsConventions and Terms Used in this ReportExteriorRoofingPool/SpaGarageStructureAttic and InsulationInteriorHeating and Air ConditioningElectricalPlumbingIrrigationBathroomsAppliancesEND OF REPORTGlossaryReport Summary

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