Bow Tie Home Inspection

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1 Bow Tie Home Inspection This Home Inspection Report has been prepared Exclusively for Your Name Anyplace Plano, TX 75025

2 Table of Contents Client Disclosure... 3 I. STRUCTURAL SYSTEMS... 8 A. Foundations... 8 B. Grading and Drainage C. Roof Covering Materials D. Roof Structure and Attic E. Walls (Interior and Exterior) F. Ceilings and Floors G. Doors (Interior and Exterior) H. Windows I. Stairways (Interior and Exterior) J. Fireplace/Chimney K. Porches, Balconies, Decks, and Carports L. Other II. ELECTRICAL SYSTEMS A. Service Entrance and Panels B. Branch Circuits, Connected Devices, and Fixtures III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment B. Cooling Equipment C. Duct System, Chases, and Vents IV. PLUMBING SYSTEM A. Water Supply System and Fixtures B. Drains, Wastes, and Vents C. Water Heating Equipment D. Hydro-Massage Therapy Equipment V. APPLIANCES A. Dishwasher B. Food Waste Disposer C. Range Exhaust Vent D. Ranges, Cooktops, and Ovens E. Microwave Oven F. Trash Compactor G. Mechanical Exhaust Vents and Bathroom Heaters H. Garage Door Operator(s) I. Doorbell and Chimes J. Dryer Vents VI. OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems B. Swimming Pools, Spas, Hot Tubs, and Equipment C. Outbuildings D. Outdoor Cooking Equipment E. Gas Supply System F. Private Water Wells G. Private Sewage Disposal (Septic) Systems H. Whole-House Vacuum Systems I. Other Built-in Appliances Conclusion Page 2 of 57 Bow Tie Home Inspection

3 PROPERTY INSPECTION REPORT Prepared For: Your Name (Name of Client) Concerning: Anyplace, Plano, TX (Address or Other Identification of Inspected Property) By: Richard Barr - TREC /18/2013 (Name and License Number of Inspector) (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules ( Rules ) of the Texas Real Estate Commission ( TREC ), which can be found at The TREC Standards of Practice (Sections of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX , or (512) (http://www.trec.state.tx.us). REI 7-2 (8/09)

4 SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR The client, by accepting the Property Inspection Report, or relying upon it in any way, expressly agrees to the Limitations, Departures and Disclaimers in this section of the report. Please read the report in its entirety. Remember this is a cursory limited visual inspection and does not warrant or guarantee all defects to be found. If you have questions or are unclear regarding our findings, please feel free to call before you buy the property. This report contains technical information. If you were not present during this inspection, please call the my office number to arrange for a verbal consultation. If you choose not to consult with the inspector, this inspection company can not be held liable for your understanding or misunderstandings of the reports content. This inspection is made for the sole purpose of assisting the purchaser to determine feasibility of purchasing the inspected property. This report is not to be used by or for any property and/or home warranty company. This inspection is made for the sole purpose of assisting the purchaser to determine feasibility of purchasing the inspected property. This report is not to be used by or for any property and/or home warranty company. The digital pictures in this report are a sample of the damages in place and should not be considered to show all of the damages and/or deficiencies found. There will be some damage and/or deficiencies not represented with digital imaging. If the property was furnished at time of inspection then the inspector recommends a finial walk through before move in. Furnishing can prevent inspection of some items such as but not limited to tile cracks under rugs or REI 7-2 (8/09) Page 4 of 57 Bow Tie Home Inspection

5 window damage behind large appliances or dressers. For orientation purposes in this report when left, right, front and back are mentioned always refer to the the cover page of this report and the angle at which the cover picture was taken. Left will be as shown on the left side of the page and the right side is on the right side of the page. This report contains Comments & Issues. Comments are statements informing the client(s) about the home. They are for information purposes only but may contain recommendations for upgrades or repairs. Issues are problems detected by the inspector as defined per training and understanding of all building manuals such as the International Residential Code manuals, instillation material produced by manufactures of installed equipment and materials related to home construction. If a Wood Destroying Inspect (WDI) report was ordered for this property it was at the request of the client. The inspector contacted a local company for this service as a courtesy to the client and did not make any money associated with the service. The WDI cost was passed along to the client and is not shown on the invoice of this report. All questions associated with the WDI report should be directed to the company that provided the service. The inspector or the inspection company is not liable for any issues associated with the WDI report. I. Scope of Services A. In exchange for the Inspection Fee paid by Client, the Inspector agrees to provide the Client with an Inspection Report setting out the Inspector's professional opinions concerning the condition of the Property further described in the report. The inspection will be performed in accordance with the Standards of Practice promulgated by the Texas Real Estate Commission. Inspector will attempt to identify major defects and problems with the Property. However, Client acknowledges that the Inspection Report may not identify all defects or problems. B. The inspection is limited to those items which can be seen, easily accessed and/or operated by the Inspector at the time of the inspection as set out in the Inspection Report. Inspector will not remove walls, floors, wall coverings, floor coverings and other obstructions in order to inspect concealed items. Systems and conditions which are not specifically addressed in the Inspection Report are excluded. C. The Inspector may indicate one of the following opinions of the Inspector regarding a particular item: 1. The item is performing its intended function at the time of the inspection; 2. The item is in need of replacement or repair; or 3. Further evaluation by an expert is recommended. II. Inspection Report A. The Inspection Report provided by the Inspector will contain the Inspector's REI 7-2 (8/09) Page 5 of 57 Bow Tie Home Inspection

6 professional, good-faith opinions concerning the need for repair or replacement of certain observable items. All statements in the report are the Inspector's opinions and should not be construed as statements of fact or factual representations concerning the Property. By signing this Agreement, the Client understands that the services provided by the Inspector fall within the Professional Services Exemption of the Texas Deceptive Trade Practices Act ("DTPA") and agrees that no cause of action exists under the DTPA related to the services provided. Unless specifically stated, the report will not include and should not be read to indicate opinions as to the environmental conditions, presence of toxic or hazardous waste or substances, presence of termites or other wood-destroying organisms, or compliance with codes, ordinances, statutes or restrictions or the insurability, efficiency, quality, durability, future life or future performance of any item inspected. B. The Inspection Report is not a substitute for disclosures by sellers and real estate agents. Said disclosure statements should be carefully read for any material facts that may influence or effect the desirability and/or market value of the Property. C. As noted above, the Inspection Report may state that further evaluation of certain items is needed by an expert in the field of the item inspected. By signing this Agreement, Client acknowledges that qualified experts may be needed to further evaluate such items as structural systems, foundations, grading, drainage, roofing, plumbing, electrical systems, HVAC, appliances, sprinkler systems pool system and components, fire/smoke detection systems, septic systems and other observable items as noted in the report. III. Disclaimer of Warranties The inspector makes no guarantee or warranty, express or implied, as to any of the following: 1. That all defects have been found or that the Inspector will pay for repair of undisclosed defects; 2. That any of the items inspected are designed or constructed in a good and workman like manner; 3. That any of the items inspected will continue to perform in the future as they are performing at time of the inspection; and 4. That any of the items inspected are merchantable or fit for any particular purpose. IV. LIMITATION OF LIABILITY By signing this Agreement, Client acknowledges that the Inspection Fee paid to the Inspector is nominal given the risk of liability associated with performing home inspections if liability could not be limited. Client acknowledges that without the ability to limit liability, the Inspector would be forced to charge Client much more than the Inspection Fee for the Inspector's services. Client acknowledges being given the opportunity to have this Agreement reviewed by counsel of his or her own choosing and further acknowledges the opportunity of hiring a different Inspector to perform the Inspection. By signing this Agreement, Client agrees to REI 7-2 (8/09) Page 6 of 57 Bow Tie Home Inspection

7 liability being limited to the amount of the Inspection Fee paid by the Client. V. Dispute Resolution In the event a dispute arises regarding an inspection that has been performed under this agreement, the Client agrees to notify the Inspector within ten (10) days of the date the Client discovers the basis for the dispute so as to give the Inspector a reasonable opportunity to reinspect the property. Client agrees to allow re-inspection before any corrective action is taken. Client agrees not to disturb or repair or have repaired anything which might constitute evidence relating to a complaint against the Inspector. Client further agrees that the Inspector can either conduct the reinspection himself or can employ others (at Inspector's expense) to reinspect the property, or both. In the event a dispute cannot be resolved by the Client and the Inspector, the parties agree that any dispute or controversy shall be resolved by mandatory and binding arbitration administered by the American Arbitration Association ("AAA") pursuant to Chapter 171 of the Texas Civil Practice & Remedies Code and in accordance with this arbitration agreement and the commercial arbitration rules of the AAA. VI. Exclusivity The Inspection Report is to be prepared exclusively for the Client named and is not transferable to anyone in any form. Client gives permission for the Inspector to discuss report findings with real estate agents, specialists, or repair persons for the sake of clarification. A copy of the Inspection Report may be released to the selling Real Estate Agent. By my signature below, I acknowledge that I have read this contract and the attached documents, if any; that I understand the terms and conditions and that I agree to be bound by these terms and conditions. If client is married, client represents that this obligation is a family obligation incurred in the interest of the family.. Signature: Date: Your Name 11/30/2013 REI 7-2 (8/09) Page 7 of 57 Bow Tie Home Inspection

8 I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Pier & Beam Comments: (An opinion on performance is mandatory.) The inspector will in most cases only comment on the foundation as inspected. In the event excessive structural movement is suspected, only a licensed structural engineer will have the authority to determine if foundation repair is justified. Only an engineer has the education and certification to accurately determine the extent of foundation movement and to prescribe any necessary repairs. The inspector will make note of conditions indicating foundation movement and possible contributing factors. The inspector will form an opinion that based upon his findings, reflects whether or not a likelihood of need for repair will be justified. The inspector will document whether in his opinion, the foundation appears satisfactory, is questionable, or likely needs repair. If the inspector documents any opinion other than satisfactory, it would be prudent to consult an engineer or other foundation specialist of your choosing to evaluate site and structure. If you have any concerns, or you are unwilling to accept risk of maintaining the site and structure, you should hire an engineer to fully evaluate the site and structure for conditions needing improvement and or repair. Post Tension Monolithic Slab: Foundation appears to be post tension monolithic slab and appears to be functioning as designed at the time of this inspection. This house is built in an area where known expansion soil exists. Over the life of the house you may experience cracks in the brick veneer, sheet rock, foundation, and floor tiles from foundation movement. Access was gained by using then access panel located in the room beside the water heater closet. Random 1st story surface measurements were taken with a Digital Leveling System. No allowances were made for the differences in the flooring covering. A 1.6 inch drop was found from the front door to the back right living room hardwood flooring area. The amount of deflection is greater than the inspector would like to find. Watering your foundation is very important in the region. Inspector recommends observing proper water techniques to help limit foundation movement. During water rationing times it is recommended to add soaker hoses around entire structure. Foundation performance opinion: In the opinion of the inspector the foundation appears to be providing adequate support for the structure based on a limited visible observation today in some area but further evaluation is recommend in the center area of the foundation due to the amount of deflections. At this time, I did not observe evidence that would indicate the presence of deflection. There were notable functional problems resulting from foundation movement. The interior and exterior stress indicators showed affects of movement and I perceived the foundation to contain unlevelness after walking the 1st level floors and using a DLS machine. This is a cursory and visible observation REI 7-2 (8/09) Page 8 of 57 Bow Tie Home Inspection

9 of the conditions and circumstances at the time of inspection. Opinions are based on observations made without sophisticated testing procedures. Therefore, the opinions expressed are one of apparent conditions and not absolute fact and are only good for the date of this inspection. Notice: Highly plastic clay soils, as are typically found in this region, exhibit a great amount of expansion and contraction with varying moisture contents. With this type of expansion and contraction of the soils, post tension monolithic slab homes will experience some degree of foundation distress. You should expect to see deflection cracks in the exterior brick veneer, sheet rock and floor tile cracks over the life of the home. Notice: The inspection of the foundation may show to be functioning as intended or having movement typical to this region, at the time of the inspection. This does not guarantee the future life or failure of the foundation, but is a visual and cursory observation of the conditions and circumstances at the time of the inspection. The inspector is not a structure engineer. The client should have an engineer give an evaluation if any concerns exist about the possibility of future movement. Minor corner compression crack of triangular shape sections located at back right foundation corner is merely cosmetic in nature and not of structural significance. If the corner pops off it can be cemented back in place to help support the exterior brick veneer above area. Seal and monitor as required. REI 7-2 (8/09) Page 9 of 57 Bow Tie Home Inspection

10 Most foundation fresh air vents were capped shut, not recommended. Recommend removing caps and install screens to properly allow fresh air to keep the ground under the home dry Issues: Foundation wall cracks. There were cracks in the exterior right side foundation wall. The cracks are in the same general location as the brick veneer cracks indicating foundation movement. Inspector did find prior foundation work under the home but more in the middle of the home not back right corner of the back living room were a 1.6 inch drop was noted in the foundation. All indication of the foundation show a drop on the back right are of the home. It is recommended to have the foundation further evacuated by a foundation company to determine if any remedial work is required or if drainage repairs can fix and stabilize the foundation movement. REI 7-2 (8/09) Page 10 of 57 Bow Tie Home Inspection

11 Soil erosion noted around two or more piers located in the center of the home support area and along the perimeter wall. Current condition is not properly the beams and can lead to home movement issues. Soil to dry. Black clay expansion soil noted under home with large separations and or cracks. The degree of cracking is of concern to the inspector. In the opinion of the inspector the interior wall cracks and doors sticking is the result of the piers moving due to lack of soil support. The soil and piers under the home should be further evaluated by a foundation company to determine if remedial work is required. The area may required soaker hose be installed under the home to help with the soil issues. B. Grading and Drainage - Comments: Types: Underground components are not inspected; sub-grade conditions remain undetermined. Underground components are not inspected; sub-grade conditions remain undetermined. Drainage conditions are subject to change, considering amount and frequency of rains, seasonal changes, irrigation system settings, erosion. This inspection does not investigate or identify sub-grade water tables, springs, or elasticity qualities of soils. Grade conditions should be monitored through the life of the home. Prior drainage issues at the property cannot usually be identified by this inspection. REI 7-2 (8/09) Page 11 of 57 Bow Tie Home Inspection

12 The above picture illustrates a typical home drainage site in this area. Insure all rain and sprinkler run off is proper diverted away from the foundation to avoid any unnecessary movement. In general a downward slope away from the foundation should be observed approximately 6 inches over a 10 foot distance. Full guttering noted (Good thing). Full guttering will help prevent such concerns like ponding, standing water or trenching often items related to foundation concerns. Insure all downspout's and gutters remain clog free to properly remove all roof rain water run off. Issues: Vegetation was in contact with the exterior walls. Current condition brings constant moisture to the area which can lead to soft deteriorating condition over time. Many plants/shrubs have fish hook-like barbs that will cling on the exterior and cause damage. The vegetation should be trimmed away to prevent future damage to the building. REI 7-2 (8/09) Page 12 of 57 Bow Tie Home Inspection

13 Gutters full of debris in one or more locations. Inspector recommends cleaning out all gutters to allow for proper removal of roof rain water run off. Client should consider adding gutter covers. Guttering system damaged, missing sections, rusting and leaks noted in many locations. Current condition is not allowing proper removal of all roof rain water run off and will allow water to get behind guttering system leading to moisture related issues. Recommend further evaluation and repairs by a qualified contractor before closing. REI 7-2 (8/09) Page 13 of 57 Bow Tie Home Inspection

14 Signs of poor grading around the foundation were noted at the time of the inspection. A negative slope away from the foundation should be maintained to properly remove rain and sprinkler water run off. Recommend regrading any areas that slope toward the house and filling any low areas that are allowing standing or ponding water close to the foundation. Current condition can/will lead to unnecessary foundation lifting that can lead to foundation issues. Trees were planted close to the property. It is not recommended that trees be planted within 15 feet of home due to possible root to foundation and tree limbs to roof interference. Trees may have to be removed to prevent damage to the foundation, roof and walls. Recommend at minimum trimming back all tree limbs to allow for a minimum 3 feet clearance to roof shingles. REI 7-2 (8/09) Page 14 of 57 Bow Tie Home Inspection

15 Report Identification Anyplace Plano, TX I=Inspected I NI NP D NI=Not Inspected NP=Not Present D=Deficiency C. Roof Covering Materials Type(s) of Roof Covering: Three tab Composite shingles Viewed From: Walked on roof Comments: This inspection does not determine past hail damage, remaining life expectancy, or insurability of the roof systems. All areas in North Texas are subject to hail storms, and you should verify acceptability of any questionable conditions by your insurance / home warranty provider prior to closing. If it is not raining at the time of inspection, it is unlikely that the inspector can positively identify ongoing leakage issues. All roof systems should be monitored during / after rainy weather and or hail. Condition of underground or otherwise inaccessible guttering components remains undetermined. Life expectancy of the roofing material is not covered by this property report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted. In the opinion of the inspector the shingles are 30+ year shingles (age of shingles is unknown). The inspector was able to view the roof from walking the entire shingled area. Issues: Damaged or missing shingles were noted at many locations. All shingles in question should be repaired or replaced by qualified roofing company. Current condition could/will lead to imminent leaks. Recommend repairs by qualified roofing company before closing. REI 7-2 (8/09) Page 15 of 57 Bow Tie Home Inspection

16 The roof showed signs of cracking and deterioration. This condition can indicate imminent leakage and repairs. The roof appears to be beyond its expected shingled life. Client can expect moisture related issues in attic and possibly home area until roof has been replaced. Lifted flashing noted in one or more areas such as but not limited to backside. The flashing should be properly secured and sealed. Current condition will allow moisture intrusion under area and possibly into attic and home area. Recommend repairs, if necessary use a roof type mastic to seal area. REI 7-2 (8/09) Page 16 of 57 Bow Tie Home Inspection

17 Report Identification Anyplace Plano, TX I=Inspected I NI NP D NI=Not Inspected NP=Not Present D=Deficiency Exposed nail/staple heads should be sealed to help prevent moisture intrusion into attic space. Unprotected nail heads found on many vent stacks and along ridge cap areas. Recommend using and approved for roof type mastic to properly seal and help prevent moisture penetration around nail heads. Improper flashing noted around chimney. In its current condition it is prone to moisture intrusion. Repairs are required. REI 7-2 (8/09) Page 17 of 57 Bow Tie Home Inspection

18 Tree limbs in contact with asphalt composition shingles. Current condition will remove shingle granules during stormy conditions and will allow UV light to penetrate shingle causing rapid deterioration of shingles that could lead to imminent leaks into attic space. Recommend all tree limbs be cut back to allow for a minimum 3 foot clearance. Asphalt shingles applied over wood shingles, not allowed. The roof is not insurable in its current state. The roof structure, asphalt shingles, wood shingles and felt will need to be removed then OSB roofing material installed, felt then shingles. D. Roof Structure and Attic Viewed From: From inside attic Approximate Average Depth of Insulation: 3 to 4 inches Approximate Average Thickness of Vertical Insulation: Average backing Thickness 4-6 inches Comments: Types: Soffit vents Attic components are observed in a cursory fashion. This includes only those areas and components that are safely accessible and visible at the time of inspection. Obstructions within the attic may include, but are not limited to: stored items; HVAC, plumbing, and electrical components; low clearances; lack of attic flooring; small, obstructed, or inaccessible attic hatches. When possible, the inspector will identify known obstructions, and make every effort to access areas when conditions to do so safely are available. Entered attic from two inspection plate location for inspection, in the right side bedroom closet and backside room beside the water heater closet. Attic type is rafter. Insulation is blown in -in-type. Ventilation is soffit vents and (0) passive vents. It is recommended that (1) 12 inch attic roof vent be installed for every 150/sq. foot of attic space for proper ventilation. In some attics a 300/sq. foot rule can be applied if the roof vents are directly in line with the soffit vents and the roof vents are close to the ridge cap areas. A 60 percent to 40 percent ratio is used soffit to roof venting. It is estimated there is approximately 1000/sq. foot of attic space requiring (4) vents. In the opinion of the inspector the attic is NOT properly vented. REI 7-2 (8/09) Page 18 of 57 Bow Tie Home Inspection

19 The inspector viewed attic areas accessible from attic sub flooring support. Inspectors did straddle some rafters and crawl areas not properly supported by sub flooring to view areas of concern. Many areas of the attic were not accessible due to lack of height and proper flooring. The inspector attempted to view all areas possible by shining flash light on all accessible areas. Some areas might be accessed away from the sub flooring if the inspector felt it safe. Issues: Soft deteriorating conditions noted in many eve areas such as but not limited to the back and right sides. Inspector recommends replacing any soft deteriorating wood, caulk, and paint to avoid moisture related issues. Repairs should only be done after the roofing shingles have been replaced along with guttering repairs/replacement. Insulation in the attic is compressed (3 inches) and therefore not insulating up to its full potential. Inspector recommends adding additional insulation to bring insulation up to today's building standards of a minimum R-30 or approximately 10 inches. REI 7-2 (8/09) Page 19 of 57 Bow Tie Home Inspection

20 Insulation improperly covering the recessed light fixtures in attic space. This condition may cause the light fixtures to overheat. Inspector recommends having the insulation pulled back to allow for a minimum 1 inch gap. Attic light insulation covers can be purchased at most local hardware stores to help keep insulation away from fixtures. Bathroom/laundry room exhaust vent(s) improperly terminating in attic space. The exhaust vent(s) should terminate outside the building or close to roof underside vents such as passive vents, attic fans, turbines or ridge vents. Current condition is allowing warm moist air into attic space when fan(s) is on, not recommended. Inspector recommends plumbing or redirecting vent(s) to underside of roof vents. Water stains were visible in the attic area in one or more locations on the roof underside at time of the inspection. Moisture stains indicate moisture leaks. Inspector was unable to determine if stained were current or older in nature. Review the roof covering section in this report for any reported issues noted. Unprotected wood noted when standing on the roofing shingles. All wood should be painted or stained to help prevent moisture related issues. REI 7-2 (8/09) Page 20 of 57 Bow Tie Home Inspection

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