Inspection Report. "Even small homes, could have big problems"

Transcription

1 Inspection Report "Even small homes, could have big problems" This inspection report prepared specifically for: Happy Buyer Inspect Before You Buy, Order Today , CA Inspected by: Randy Dingman General Information.... Deficiency Summary Roof Exterior Grounds & Drainage.... Heating & Cooling..... Plumbing Electrical Table of Contents 1 Bathrooms D1 Interior Rooms Garage & Carport Attic Foundation Addendum A1

2 About This Inspection Report READING THIS REPORT Each page of this report addresses a specific area of this property, identified by title (i.e. Roof) and is divided into three sections. The top section of each page rates components of the property and provides a recommended action when necessary. See Terminology below. The middle section contains factual information about the property (i.e. age of home). The bottom section provides inspectors space to provide additional detail when needed. Terminology DEFINITIONS OF CONDITIONS ACCEPTABLE The item is performing its intended function as of the date of inspection in response to normal use. NOT PRESENT The item does not exist in the structure being inspected. NOT INSPECTED or INACCESSIBLE The item could not be inspected due to physical limitations. DEFECTIVE The item is either: significantly impeding habitability; unsafe or hazardous; does not operate properly or perform its intended function in response to normal use. DEFINITIONS OF PERSPECTIVES SAFETY HAZARD Any item that is identified as a safety hazard is to be considered harmful or dangerous to its occupants due to its presence or absence in the structure. In our opinion these items should be evaluated by professionals in appropriate trades prior to closing. MAJOR CONCERN Any item identified as a major concern is either significantly affecting habitability and/or can be considered a possible expensive repair or replacement and should be evaluated by professionals in appropriate trades prior to closing. MINOR CONCERN Any item identified as a minor concern either does not significantly affect habitability and/or can be considered an inexpensive repair or replacement by professionals in appropriate trades prior to closing. MAINTENANCE Any item identified as maintenance is to be considered normal or routine in maintaining a home. Copyright 2013 New Image Software, Inc. All rights reserved General Terminology

3 PROPERTY / CLIENT INFORMATION Customer File # KW1 Buyers Agt: Awesome Realtor Buyer: Happy Buyer Address: Inspect Before You Buy, Order Today , CA Phone: Fax: cvhi.randy@gmail.com Report Date: 8/26/2015 Inspection location: Inspect Before You Buy, Order Today. Phone: Area/Neighborhood: Dingman Main entry faces: East Estimated Age: Type Structure: Single Family Home Stories: 1 Type Foundation: Crawl Soil condition: Wet Weather: , CA County: San Joaquin Clear Temp: GENERAL INFORMATION Date: 8/26/2015 Time: 4:23 PM Send report to: Sub-division: Bedrooms: 2 Full Baths: 2 Vehicle Garages: 2 Half Baths: 1 Approx. Sq Footage: /4 Baths: 0 Unit occupied: no Client present: Attendees: Buyer's & Seller's Agent yes General Overview: Inspector: Randy Dingman NACHI REPORT LIMITATIONS This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty that the items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the date of the inspection and his opinion of their condition at the time of the inspection. Inspect Before You Buy, Order Today., , CA Happy Buyer Page 1 of 41

4 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA This summary is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate purchase contract, contact your real estate agent or an attorney. 1 - Roof Roof appears in serviceable condition, however, recommend that roof be evaluated by licensed roofing contractor. (see photo 1,2,3 & 4). Inadequate height of three plumbing vent stacks. Recommend extending vent stacks to a minimum height of 6" above flashing. (see photo 5). Exhaust vent present to roof area directly above dining room. Unknown reason for vent. (see photo 6). Recommend cleaning gutters to allow adequate water drainage to roof. Cleaning of gutters should be done on an annual basis as general maintenance. (see photo 7). Possible leak present to rust present to gutter at connection to down spout located on south east corner of home. Recommend repair to allow adequate drainage of roof. (see photo 8). Gutter separating at middle of structure on south side. Possible leak. Recommend sealing gutter to allow adequate drainage of roof. (see photo 9). Down spout located at north east side of garage is not in line with drain. Recommend aligning down spout to drain to allow adequate drainage of roof and prevent water settlement near structure. (see photo 10). Major - Possible rot and deteriorated paint present to siding around chimney. Recommend further evaluation by licensed Pest Inspector. (see photo 11 & 12). 2 - Exterior Major - Possible rot present to several siding boards at rear of home. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 1). Major - Possible rot present to window trim at south window within master bedroom. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 2). Major - Exposed wood and possible rot to fascia boards located at north side of structure. Recommend further evaluation by licensed Pest Inspector. (see photo 3). Possible rot to right side of garage door casing. Recommend further evaluation by licensed Pest Inspector. (see photo 4). Exposed wood to siding at south side of home. Recommend painting to seal this area and prevent water or insect intrusion. (see photo 5). The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D1

5 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA Exposed wood present to window sill at kitchen room window. Recommend painting this area to prevent water intrusion and damage to wood. (see photo 6). Gap present where siding meets at west side of home, missing trim piece. Recommend replacing trim and sealing to prevent water and insect intrusion. (see photo 7). Major - Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint. (see photo 8). 3 - Exterior Deteriorated paint to trim around windows. Recommend painting this area to prevent water intrusion and damage to trim. (see photo 9). Siding located at west side of home is not secured. Recommend securing siding and sealing gaps to prevent water and insect intrusion. Per Listing Agent, seller is in process of this repair. (see photo 10). Gaps present to areas around structure where piping enters exterior wall. Recommend sealing all gaps to prevent water and insect intrusion. (see photo 11). Notes: Faucet located at north side of patio is not secured. Recommend securing faucet. 4 - Grounds Major - The soil slopes towards the house at south side of home. Grade the soil around the foundation so that it slopes a minimum of 6 inches per 10 feet away from the house to minimize moister around foundation. (see photo 1 & 2). Drain lines filled with debris. Recommend clearing debris from drain line to allow adequate drainage of yard. (see photo 3). Maintain tree branches and shrubs minimum of 6 inch clearance to avoid contact with the structure and prevent damage to the property. (see photo 4). Deteriorated gate present to north side of patio, possible rot present. Recommend further evaluation by licensed Pest Inspector. Per Seller's Agent seller in process of this repair. Notes: We are unable to verify that the underground drains are operating properly. They can become clogged with debris over time, and they often require cleaning or repairs. Irrigation systems, and their associated equipment are not inspected. We recommend evaluation by an appropriate service company. Tree & shrub condition pertains only to how they affect the building at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves. The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D2

6 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA HVAC View of A/C unit located on east side of home. (see photo 1). View of furnace located in the attic. (see photo 2). View of temperature of furnace at time of inspections. Furnace was running at appropriate capacity at time of inspection. (see photo 3). Major - Inadequate clearance between HVAC ducts and ground. HVAC ducts should have a minimum of 4" clearance between ground and duct. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 4 & 5). Major - HVAC condensation line located within crawl space had a negative flow, condensation line was looped and leaking at time of inspection. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 6). Notes: A/C was operating at appropriate capacity at time of inspection. The furnace heat exchanger is not fully visible for inspection. It should be evaluated periodically by a professional heating contractor. Thermostat was located in dining room. 6 - Plumbing View of main water shut off valve located at front faucet. (see photo 1). View of main gas shut off valve located at west side of home. (see photo 2). View of water heater located in garage. (see photo 3). Safety - View of water temperature at time of inspection. Water heater temperature set to high. Recommend setting temperature no higher then 110 degrees to prevent scalding. (see photo 4). Notes: Comments and conditions above are qualified as the property was vacant and the systems were not under normal use at the time of inspection. Evidence of active leak at sewer drain lines. Refer To Foundation Page. 7 - Electrical View of main service panel/disconnect located at west side of home. (see photo 1). The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D3

7 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA View of main service panel. Breaker was not labeled. Recommend clearly labeling all breakers. (see photo 2). View of sub panel. Breakers are not labeled. Recommend clearly labeling all breakers. (see photo 3). Light switch located in master bedroom retreat area was installed upside down. Recommend installing switch right side up. (see photo 4). Inoperative switch located within dining room. Possible double switch that operates receptacle at southeast corner of room. Recommend further evaluation by licensed Electrician. (see photo 5). Recommend installing GFCI receptacles to exterior, garage, bathrooms and kitchen. GFCI receptacles should be installed in all areas within 6 feet of a water source. (see photo 6). Notes: Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation. 8 - Kitchen & Laundry Major - View of inside laundry room. Recommend installing washer drain pan with drain leading to exterior and venting system. (see photo 1). Safety - Inadequate dryer exhaust duct. Recommend replacing flex line with hard straight pipe. (see photo 2). Safety - Dryer vent filled with debris. Recommend cleaning debris from back draft door to allow damper to open and close appropriately to prevent rodent and insect intrusion. Dryer vent should be cleaned on a regular basis as general maintenance. (see photo 3). Safety - 18" clearance present between cook top and exhaust hood, normally hoods require a 24" clearance unless otherwise stated by manufacturer. Recommend checking with manufacturer for appropriate clearance height. (see photo 4). 9 - Kitchen & Laundry Minor staining to wall behind kitchen sink. No apparent leak present at time of inspection. Recommend further evaluation by licensed Pest Inspector. (see photo 5). Notes: Exhaust fan to hood over cook top was inoperative at time of inspection. Recommend further evaluation by licensed Appliance Technician for repair. Several cracks to tile at kitchen counter top. Laundry hook ups present within garage. If this area is to be utilized for a laundry facility recommend installing appropriate exhaust flue for dryer and 220 receptacle. The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D4

8 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA Bathroom Door knobs to all bathrooms do not have a locking mechanism. Recommend replacing knobs with locking mechanisms. (see photo 1). Defective bottom right drawer to sink cabinet located within master bathroom. Possible off track, recommend repair or replace. (see photo 2). Notes: Toilet tanks in all bathrooms are not secure to base. Recommend securing all toilets. Broken lock handle to window located in master bathroom. Recommend removing old caulking at all sinks, toilets, tubs and showers that show deterioration and re-caulk and seal these areas to prevent water intrusion Interior Rooms Major - Possible fungus present to closet located in hall bedroom. Sink in garage located at opposite side of this area. Recommend further evaluation by licensed Pest Inspector. (see photo 1). Broken lock handle to window located within master bedroom. Recommend repair/replace. (see photo 2). Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation. (see photo 3). Gaps present to sheet rock corners within closets. Recommend sealing this area to prevent insect intrusion. (see photo 4). Notes: Recommend checking CO detector installation manual for appropriate height and appropriate installation. Recommend changing batteries in all smoke detectors. This should be done on a regular basis and all batteries changed at the same time to ensure adequate operation of each detector Interior Rooms Safety - Smoke detector in master bedroom was inoperative at time of inspection. No smoke detector present within hall bedroom. Recommend installing operable smoke detectors to these areas. Defective lock present to dining room slider door causing difficulty in operation. Recommend repair/replace lock. Recommend checking CO detector installation manual for appropriate height and appropriate installation. The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D5

9 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA The General Home inspection is not an inspection for mold and the inspector specifically disclaims and assumes no responsibility for identifying the presence of mold fungi. Mold fungi are present in all homes and may be present at levels at which sensitive people may react physically to their presence, even at levels at which fungal colonies are not visible, or when fungal colonies are hidden in inaccessible portions of the home. If you are concerned with mold, the Inspector recommends that you hire a specialist to perform further testing Garage Safety - Garage door safety I-Beams are mounted too high. Recommend remounting I-Beams 4-6" center above ground. (see photo 1). Major - Possible fungus present to wall located in garage behind sink. Recommend further evaluation by licensed Pest Inspector. (see photo 2). Safety - Breach present to firewall to area above man door leading to interior. Recommend sealing this area with appropriate fire rated material. (see photo 3). Stains present to garage ceiling. Appears to be previous roof damage. Recommend further evaluation by licensed Roofing Contractor. (see photo 4). Notes: Safety - Man door leading to interior is a fire rated door. Fire Door self closing mechanism inoperative or not present - Recommend repair or replacement of closing mechanism to allow door to close and latch freely Attic No attic access Foundation Missing and damaged foundation vent screens. Recommend repair/replace missing screens. (see photo 1 & 2). Major - Possible leak present to hall bedroom bath at shower area. Recommend further evaluation by licensed Pest Inspector and/or Plumber. (see photo 3 & 4). Major - Unsecured copper service lines within crawl space. Recommend all copper service lines be secured to structure. (see photo 5 & 6). Safety - Unsecured gas line present within crawl space. Recommend securing gas line. (see photo 7). Drain line extinguishing within crawl space. Drain line appears to be a possible water softener drain. Should water softener be installed recommend installing appropriate drain line. (see photo 8). Staining present to sub floor to area located below half bathroom sink and master bath tub/shower. No apparent leak present at time of inspection. Recommend further evaluation by licensed Pest Inspector. (see photo 9 & 10). The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D6

10 Customer: Contact: Phone: Location: Happy Buyer Awesome Realtor Inspect Before You Buy, Order Today , CA Major - Views of foundation wall at south side of home. Evidence of efflorescence present. Recommend installing appropriate drainage to exterior area to prevent water intrusion to crawl space. (see photo 11,12 & 13) Foundation Animal feces present within crawl space around entire foundation walls. Recommend securing any open space leading to crawl space to prevent animal intrusion. (see photo 14). Views of crawl space. (see photo 15,16,17,18,19,20,21 & 22). The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page. D7

11 Roof INSPECTION FOCUS Roofs are inspected visually and from an area that does not put either the inspector or the roof at risk. Steep, wet, snow or ice covered roofs are not walked on. Slate, tile or asbestos roofs are not walked on. Specifics will be in the report. ROOF COVERINGS The type of roof and the condition of the top layer will be reported and commented upon. Valleys and roof penetrations are prone to leaking. Worn, missing, patched or otherwise defective surfaces will be inspected and reported based upon normal wear and aging. VENTS Roof systems must be ventilated properly. The type and location of the vents will be reported. Defective or blocked vents can cause serious problems. FLASHINGS Flashings provide a water tight seal at roof penetrations (i.e. plumbing, chimneys, flues), which are prone to leaking and should be reinspected annually. SKYLIGHTS Skylights, like flashings, are prone to leaking and should be reinspected annually. CHIMNEYS Chimneys are very susceptible to the elements and usually are not completely visible due to location and height. Spalling of masonry units is a common problem in cold climates. Interior flue linings often are not visible especially if equipped with a cap covering to prevent downdrafts or screening to prevent sparks. Chimney parging conditions should also be inspected and reported. GUTTER SYSTEMS Gutters carry rain water off the roof and away from the foundation. Often they become clogged with leaves and other debris, or will develop sags and/or leaks at the joints. Gutters need periodic maintenance and cleaning. Copyright 2013 New Image Software, Inc. All rights reserved Roof Terminology

12 Roof COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 2 Roof coverings: Ventilation: Flashings: 3 4 Skylights: 5 Chimneys: 6 Gutter system: 7 Down Spouts: 8 Solar Collectors: Acceptable Acceptable Acceptable Not Present Marginal Acceptable Marginal Not Present Recommend evaluation by a Roofing Contractor Repair / Replace Gutters Should Be Cleaned Annually Repair / Replace General Info. Major Concern Maintenance Maintenance INFORMATION 9 Main roof age: Appears Newer 14 Ventilation: Ridge & Gable Other roof age: Not Applicable Inspection method: Walked Entire Roof Roof covering: Composite Shingles Roof Layer's: First 18 Roof Style: Gable ROOF COMMENTS Chimney: Fiberboard Chimney flue: Metal Gutters: Metal Composition Roof appears in serviceable condition, however, recommend that roof be evaluated by licensed roofing contractor. (see photo 1,2,3 & 4) Inadequate height of three plumbing vent stacks. Recommend extending vent stacks to a minimum height of 6" above flashing. (see photo 5). 1 Exhaust vent present to roof area directly above dining room. Unknown reason for vent. (see photo 6). Recommend cleaning gutters to allow adequate water drainage to roof. Cleaning of gutters should be done on an annual basis as general maintenance. (see photo 7). 2 Possible leak present to rust present to gutter at connection to down spout located on south east corner of home. Recommend repair to allow adequate drainage of roof. (see photo 8). Gutter separating at middle of structure on south side. Possible leak. Recommend sealing gutter to allow adequate drainage of roof. (see photo 9). 3 Down spout located at north east side of garage is not in line with drain. Recommend aligning down spout to drain to allow adequate drainage of roof and prevent water settlement near structure. (see photo 10). Major - Possible rot and deteriorated paint present to siding around chimney. Recommend further evaluation by licensed Pest Inspector. (see photo 11 & 12). 4 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 2 of 41

13 18 Roof ROOF COMMENTS - Continued Inspect Before You Buy, Order Today., , CA Happy Buyer Page 3 of 41

14 18 Roof ROOF COMMENTS - Continued 12 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 4 of 41

15 INSPECTION PHOTOS Roof # R1 Roof # R2 VIEW OF ROOF VIEW OF ROOF Roof # R3 Roof # R4 VIEW OF ROOF VIEW OF ROOF Roof # R5 Roof # R6 VENT STACKS TO SHORT UNABLE TO DETERMINE THE USE FOR VENT OVER DINING ROOM Inspect Before You Buy, Order Today., , CA Page 5 of 41

16 INSPECTION PHOTOS Roof # R7 Roof # R8 CLEAN GUTTERS ANNUALLY RUST PRESENT TO DOWN SPOUT Roof # R9 Roof # R10 GUTTER STARTING TO SEPARATE DOWN SPOUT NOT IN LINE WITH DRAIN Roof # R11 Roof # R12 POSSIBLE ROT TO SIDING OF CHIMNEY DETERIORATED PAINT TO CHIMNEY Inspect Before You Buy, Order Today., , CA Page 6 of 41

17 Exterior INSPECTION FOCUS The exterior is inspected visually at grade level. The inspector s evaluation is based on generally accepted building practices and the age of the components. SIDING Exterior trim, eaves, fascias and soffits should be dry and painted to protect it from the elements. Siding should be free of contact with grade and/or trees and shrubs. Moisture conditions that continually affect exterior siding should be corrected. Caulking and/or flashing should be applied where building materials intersect. VENEER Veneer is porous and can be damaged by water penetration, freezing and subsequent thawing. Bricks, stones, or blocks, and other masonry can be severely damaged and need replacement when moisture is allowed to remain over a period of time. Space between the veneer and the insulating sheathing is required and is accomplished with the use of brick ties. Veneer also requires a proper footing to carry it s weight. Movement caused by improper ties or footings are detected by the presence of cracks in mortar or waves in walls. DOORS Doors may be wood or insulated metal. Most exterior doors are three feet wide and have three solid hinges, positive air tight weather seals and dead bolt locking capabilities. If a house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a door sticks it usually means that the door or door frame is no longer square. If noted in the report, sticking doors should be evaluated for potential settlement problems. WINDOWS Windows can be single pane, single pane with storm systems, or have double or triple insulated glazings. Styles can be fixed, double hung, casement or sliding. They can be wood or metal and should operate easily and close securely. Insulated windows may suffer from moisture condensation between panes indicating broken thermo seals, which does not significantly affect its insulating quality. HOSE FAUCETS Exterior hose faucets should be checked for leakage and loose fittings. In colder climates hose faucets should be winterized to avoid freezing damage and garden hoses should be removed. ELECTRICAL CABLE Either underground or overhead electric cable is provided by a public utility. Service entrance conductors should be encased in protective material to avoid hazards. ELECTRICAL All exterior electrical wires and outlets should be weatherproof. Outside circuits (i.e. outlets, switches, fixtures) should be GFCI protected. Underground branch wiring should be appropriately installed. Copyright 2013 New Image Software, Inc. All rights reserved Exterior Terminology

18 Exterior COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE Siding: Marginal Trim/fascias/soffits: Marginal Veneer: Acceptable Doors: Acceptable Windows: Acceptable Hose faucets: Marginal Electrical cable: Acceptable Exterior electrical: Acceptable Repair / Replace Repair / Replace Repair / Replace Major Concern Major Concern Maintenance INFORMATION 9 Siding type: Fiberboard 13 Window Type: Sliding & Single Hung 10 Veneer type: Brick 11 Trim/fascias type: Wood 14 Window material: Aluminum 12 Door type: Insulated Fiberglass & Plastic 15 Electric service cable: Burried 16 EXTERIOR COMMENTS Major - Possible rot present to several siding boards at rear of home. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 1). Major - Possible rot present to window trim at south window within master bedroom. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 2). 1 Major - Exposed wood and possible rot to fascia boards located at north side of structure. Recommend further evaluation by licensed Pest Inspector. (see photo 3). Possible rot to right side of garage door casing. Recommend further evaluation by licensed Pest Inspector. (see photo 4). 2 Exposed wood to siding at south side of home. Recommend painting to seal this area and prevent water or insect intrusion. (see photo 5). Exposed wood present to window sill at kitchen room window. Recommend painting this area to prevent water intrusion and damage to wood. (see photo 6). 3 Gap present where siding meets at west side of home, missing trim piece. Recommend replacing trim and sealing to prevent water and insect intrusion. (see photo 7). Major - Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint. (see photo 8). 4 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 7 of 41

19 Exterior EXTERIOR COMMENTS - Continued 16 Deteriorated paint to trim around windows. Recommend painting this area to prevent water intrusion and damage to trim. (see photo 9). Siding located at west side of home is not secured. Recommend securing siding and sealing gaps to prevent water and insect intrusion. Per Listing Agent, seller is in process of this repair. (see photo 10). 5 Gaps present to areas around structure where piping enters exterior wall. Recommend sealing all gaps to prevent water and insect intrusion. (see photo 11). Notes: 6 Faucet located at north side of patio is not secured. Recommend securing faucet Inspect Before You Buy, Order Today., , CA Happy Buyer Page 8 of 41

20 INSPECTION PHOTOS Exterior # EX1 Exterior # EX2 POSSIBLE ROT POSSIBLE ROT Exterior # EX3 Exterior # EX4 POSSIBLE ROT / EXPOSED WOOD NORTH WEST CORNER OF HOME Exterior # EX5 POSSIBLE ROT Exterior # EX6 EXPOSED WOOD EXPOSED WOOD Inspect Before You Buy, Order Today., , CA Page 9 of 41

21 INSPECTION PHOTOS Exterior # EX7 Exterior # EX8 MISSING TRIM GAPS BETWEEN TRIM & WINDOWS Exterior # EX9 Exterior # EX10 DETERIORATED PAINT SEAL CORNERS OF SIDING Exterior # EX11 GAP BETWEEN WATER PIPE AND SIDING Inspect Before You Buy, Order Today., , CA Page 10 of 41

22 Grounds & Drainage INSPECTION FOCUS Inspection of the exterior grounds and drainage is visual and intended to determine if the grading is properly carrying surface water away from the foundation. It is based on normal weather conditions at the time of the inspection. Inspectors do not perform a soil analysis or evaluate homes based on geological conditions. DRAINAGE Ideally, water should flow away from a property in all directions at a rate of one inch per foot for at least six feet. Grading should not slope toward the property and surface water should be channeled to the lowest part of the property away from the structure to prevent ponding of water next to the structure. Provisions should be made for discharging run-off from the guttering system. TREES & SHRUBS Inspectors observe trees and shrubs to see if they affect the property. The physical condition of the trees and shrubs themselves is not evaluated. Trees and shrubs should not be touching the roof, siding or the electrical service entrance cables WALKS & STEPS Walks and steps are inspected for tripping hazards. Walks and steps may be uneven or may settle and should be reported. PATIO / PORCH Patios and porches are inspected for movement and how they are attached to the property. Signs of settling, warping, or rot may occur, especially where they connect to the property DRIVEWAY Driveways may settle, crack, or deteriorate and should be reported. RETAINING WALLS Retaining walls support and hold earth in place for landscaping purposes. Evidence of movement is to be reported. Proper drainage and lateral support measures should be incorporated into the construction of retaining walls and should be reported when these conditions are not present. Copyright 2013 New Image Software, Inc. All rights reserved Grounds & Drainage Terminology

23 Grounds & Drainage COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Drainage: Defective 2 Trees & shrubs: Acceptable 3 Walks & Steps: Acceptable 4 Porch/Deck: Acceptable 5 Driveway: Acceptable 6 Retaining walls: Not Applicable 7 Sewer Clean Out: Acceptable 8 Fence & Gates: Defective Repair / Replace Trim tree branches & shrubs minimum of 6" from structure Repair / Replace Major Concern Maintenance Minor Concern INFORMATION 9 Walks & Steps: Concrete 13 PorchConcrete Patio: Concrete Location: Side Location Front Retaining walls: Not Applicable 12 Driveway: Concrete 16 Fencing: Chain Link 17 GROUNDS & DRAINAGE COMMENTS Major - The soil slopes towards the house at south side of home. Grade the soil around the foundation so that it slopes a minimum of 6 inches per 10 feet away from the house to minimize moister around foundation. (see photo 1 & 2). Drain lines filled with debris. Recommend clearing debris from drain line to allow adequate drainage of yard. (see photo 3). 1 Maintain tree branches and shrubs minimum of 6 inch clearance to avoid contact with the structure and prevent damage to the property. (see photo 4). Deteriorated gate present to north side of patio, possible rot present. Recommend further evaluation by licensed Pest Inspector. Per Seller's Agent seller in process of this repair. 2 Notes: We are unable to verify that the underground drains are operating properly. They can become clogged with debris over time, and they often require cleaning or repairs. Irrigation systems, and their associated equipment are not inspected. We recommend evaluation by an appropriate service company. 3 Tree & shrub condition pertains only to how they affect the building at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves. 4 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 11 of 41

24 Grounds & Drainage GROUNDS & DRAINAGE COMMENTS - Continued 17 5 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 12 of 41

25 INSPECTION PHOTOS Grounds & Drainage # GD1 Grounds & Drainage # GD2 GRADE AREA AROUND HOME TO MOVE WATER AWAY FROM FOUNDATION Grounds & Drainage # GD3 GRADE AREA AROUND HOME TO MOVE WATER AWAY FROM FOUNDATION Grounds & Drainage # GD4 KEEP DRAINS CLEAR FROM DEBRIS OVERGROWN TREES/SHRUBS Grounds & Drainage # GD5 POSSIBLE ROT AT SIDE GATE Inspect Before You Buy, Order Today., , CA Page 13 of 41

26 Heating & Cooling Systems INSPECTION FOCUS Heating and cooling inspections are visual. Weather permitting, we will operate both the heating and A/C units in their respective modes. We will use normal controls and evaluate how well the system is performing its intended function. A/C OPERATION A/C units are not operated when outdoor temperatures are below 60 degrees, since damage may result and compressor warranties may become void. A properly operating unit delivers cool air across the coil. HEATING OPERATION The heating unit may not be tested at this time if temperature conditions do not allow the system to be operated normally (i.e. during warm weather months we will not operate the heating system). Systems are not dismantled. The system type (i.e. forced air, hydronic, convective) and fuel type (i.e. gas, oil, electric) will be reported. EXHAUST SYSTEM Exhaust systems are inspected to determine if combustion gases are properly vented to the outdoor atmosphere. Separated or rusted vent pipes and/or negative slope are potentially dangerous. DISTRIBUTION Conditioned air should be present in all interior rooms. Rooms without conditioned air sources should be reported. Balancing of conditioned air is beyond the scope of the inspection. FUEL STORAGE TANK / FUEL LINES If the system has a fuel storage tank, it should be reported. If the tank has been abandoned, any evidence of its presence should be reported. Abandoned tanks should be removed. Fuel lines will be defined as gas or oil and reported. HEAT EXCHANGER The view of a heat exchanger is often concealed by design. A complete evaluation can only be achieved by dismantling the unit, which is beyond the scope of this inspection. HUMIDIFIER Humidifiers require constant maintenance and often become covered by lime deposits which can cause them to become inoperable within short periods of time. FILTER A clean filter is helpful for proper operation of heating units. Dirty filters cause poor circulation, waste energy, can be unhealthy and should be cleaned/replaced often. Copyright 2013 New Image Software, Inc. All rights reserved Heating & Cooling System Terminology

27 Heating & Cooling COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE A/C operation: Acceptable Heating operation: Acceptable System back-up: Not Applicable Exhaust system: Acceptable Distribution: Marginal Thermostat : Acceptable Gas Piping : Acceptable Heat Exchanger : Not Visible : Filter: Not Visible See Comments Below See Comments Below Repair Located At Dining Room See Comments Below Replace Each Month General Info. General Info. Minor Concern General Info. General Info. General Info. INFORMATION 11 # Heating Units: 1 18 # Cooling Units: 1 12 Heating Types: Central 19 A/C Types: Electric Central Air 13 Heating Ages: Unknown years 20 A/C age: Unknown 14 Heating Fuels: Gas 21 Filter: Not Visible 15 Distribution: Duct Work 22 Heat Source Coleman 16 Duct Insulation Type: Fiberglass 23 A/C Source Carrier 17 Gas Shutoff Location: Meter & Unit 24 View of A/C unit located on east side of home. (see photo 1). HEATING & COOLING COMMENTS View of furnace located in the attic. (see photo 2). View of temperature of furnace at time of inspections. Furnace was running at appropriate capacity at time of inspection. (see photo 3). 1 Major - Inadequate clearance between HVAC ducts and ground. HVAC ducts should have a minimum of 4" clearance between ground and duct. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 4 & 5). Major - HVAC condensation line located within crawl space had a negative flow, condensation line was looped and leaking at time of inspection. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 6). 2 Notes: A/C was operating at appropriate capacity at time of inspection. 3 The furnace heat exchanger is not fully visible for inspection. It should be evaluated periodically by a professional heating contractor. Thermostat was located in dining room. Inspect Before You Buy, Order Today., , CA Happy Buyer 4 Page 14 of 41

28 24 Heating & Cooling HEATING & COOLING COMMENTS - Continued Recommend replacing filter. Filter replacement should be completed as directed on the filter as general maintenance. Recommend having the HVAC system, including the cabinet, burners, blower and filter cleaned and adjusted on an appropriate schedule. You can determine what constitutes an appropriate schedule by consulting with a qualified heating contractor. 5 6 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 15 of 41

29 INSPECTION PHOTOS HVAC # HC1 HVAC # HC2 A/C UNIT LOCATED ON NORTH EAST SIDE OF HOME FURNACE LOCATED IN LAUNDRY ROOM CLOSET HVAC # HC3 HVAC # HC4 FURNACE TEMPERATURE AT TIME OF INSPECTION AIR DUCT LYING ON GROUND HVAC # HC5 HVAC # HC6 AIR DUCT LYING ON GROUND A/C CONDENSATION LINE HAS LOOP AND IS LEAKING AT CONNECTION TO HVAC UNIT Inspect Before You Buy, Order Today., , CA Page 16 of 41

30 Plumbing INSPECTION FOCUS Plumbing inspections are visual and operational. Inspectors operate normal controls and put the system through a normal cycle. SUPPLY PIPES Supply pipes, especially galvanized, can become clogged with mineral deposits, which restrict functional water flow. If air gets trapped in the lines, the pipes can make a knocking sound, known as water hammer. Electrolysis, which occurs from the mixing of ferrous and non-ferrous metals, can cause leaks. WASTE / VENT PIPES Waste pipe inspections are limited to the visible portions of the drain system. Inspectors run water through the system for a minimum of 30 minutes and look for any indication of leaks, defective drainage or venting. FUNCTIONAL WATER FLOW Functional water flow is based on at least three gallons per minute flow of water from the highest fixture when at least one other fixture is operated simultaneously. FUNCTIONAL WASTE DRAIN Functional waste drainage is based on the free flow of water, without backing up, at all drains after at least 30 minutes of water entering into the system. WELL SYSTEM Well inspections are limited to the accessible above-ground components. Pressure tanks that are water logged will cause the pump to wear out quickly and should be reported. Wells should deliver adequate pressure at all times. Water samples of the site should be taken to an approved laboratory to test potability. SEPTIC SYSTEM Inspections of septic systems are very limited. After water is run into the system for at least 30 minutes a dye is introduced. A visual inspection of the leach field is made by walking the field looking for evidence of an effluent breakout, leaching or failure. WATER HEATER / TEMPERATURE PRESSURE RELEASE (TPR) VALVE Water heaters are inspected visually for proper installation and ability to provide adequate hot water. All water heaters must have a temperature pressure relief valve with a properly installed extension discharge pipe. Copyright 2013 New Image Software, Inc. All rights reserved Plumbing Terminology

31 Plumbing COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE Supply pipes: Marginal Waste/vent pipes: Marginal Funct l water flow: Acceptable Funct l waste drain: Acceptable Well system: Not Applicable Septic system: Not Applicable Water heater: Marginal TPR Valve: Acceptable Repair / Replace Refer To Foundation Page See Comments Below Minor Concern Major Concern Safety Hazard INFORMATION Water supply represented as: Public Supply pipes: Combined Materials Pipe insulation type: Within Crawl Space & Walls Water Shutoff Location: Curb Well location: Not Applicable 14 Waste system Public represented as: 15 Septic location: Not Applicable PLUMBING COMMENTS View of main water shut off valve located at front faucet. (see photo 1) Waste/Vent Pipes: Plastic Water Heater Mfr.: Unknown 18 Water Heater Gallons: Unknown Age: Unknown 19 Water Heater Fuel: Gas years View of main gas shut off valve located at west side of home. (see photo 2). View of water heater located in garage. (see photo 3). 1 Safety - View of water temperature at time of inspection. Water heater temperature set to high. Recommend setting temperature no higher then 110 degrees to prevent scalding. (see photo 4). Notes: Comments and conditions above are qualified as the property was vacant and the systems were not under normal use at the time of inspection. 2 Evidence of active leak at sewer drain lines. Refer To Foundation Page. 3 4 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 17 of 41

32 INSPECTION PHOTOS Plumbing # P1 Plumbing # P2 MAIN WATER SHUT OFF VALVE MAIN GAS SHUT OFF VALVE Plumbing # P3 Plumbing # P4 WATER HEATER LOCATED IN EXTERIOR CLOSET TOP STRAP IS MOUNTED TO HIGH HOT WATER TEMPERATURE AT TIME OF INSPECTION Inspect Before You Buy, Order Today., , CA Page 18 of 41

33 Electrical INSPECTION FOCUS Electrical inspections are visual and operational. Inspectors operate all normal switches, test a representative number of outlets and observe visible lines. WIRING AT MAIN BOX Location, type(s) of over-current protection devices and rating(s) of the main service panel(s) are reported. Inspectors remove cover panels so the main service panel wiring can be inspected. Present day systems should be a minimum of 100 amps. Systems should be inspected for double tapping, loose and bare wiring, aluminum branch wiring and wiring compatibility with over-current protection devices. GROUND The type and location of the grounding system should be inspected and reported. Undetermined or inadequate grounding should be reported. GFCI Newer homes require ground fault circuit interrupters. These safety devices are required in areas where water may be present, such as kitchens, bathrooms, exterior regions, garages, and basements. Older homes should consider updating an electrical system with these devices. AMPERAGE The rating of the main service wire conductor, main over-current device and the main service panel should be compatible and used to help determine the amperage rating of the electrical service. HOUSEHOLD WIRING Wiring beyond the main service panel box is examined for compatibility, proper over-current protection, and improper wiring conditions. Copyright 2013 New Image Software, Inc. All rights reserved Electrical Terminology

34 Electrical System COMPONENT CONDITION ACTION RECOMMENDED PERSPECTIVE 1 Wiring at main box: Acceptable 2 Ground: Acceptable 3 GFCI: Marginal 4 Amperage: Acceptable 5 Wiring: Acceptable 6 Sub Panel: Acceptable 7 Switches: Defective 8 Receptacles: Acceptable Recommend Installing GFCI Receptacles Located At North Patio Repair / Replace General Info. General Info. Minor Concern Amps: Volts: Main box location: Main Disconnect: Main service conductor: /240 North Side of Home North Side of Home Aluminum INFORMATION 14 Branch circuit wiring: Copper 15 Grounding: Exterior Ground Rod 16 Ground fault protection at: Garage,Exterior & Baths 17 Main box type: Breakers 18 Wiring type: Romex ELECTRICAL SYSTEM COMMENTS 19 View of main service panel/disconnect located at west side of home. (see photo 1). View of main service panel. Breaker was not labeled. Recommend clearly labeling all breakers. (see photo 2). View of sub panel. Breakers are not labeled. Recommend clearly labeling all breakers. (see photo 3). 1 Light switch located in master bedroom retreat area was installed upside down. Recommend installing switch right side up. (see photo 4). Inoperative switch located within dining room. Possible double switch that operates receptacle at southeast corner of room. Recommend further evaluation by licensed Electrician. (see photo 5). Recommend installing GFCI receptacles to exterior, garage, bathrooms and kitchen. GFCI receptacles should be installed in all areas within 6 feet of a water source. (see photo 6). Notes: 2 3 Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation. 4 Inspect Before You Buy, Order Today., , CA Happy Buyer Page 19 of 41

35 Electrical System ELECTRICAL SYSTEM COMMENTS - Continued Inspect Before You Buy, Order Today., , CA Happy Buyer Page 20 of 41

36 INSPECTION PHOTOS Electrical # EL1 Electrical # EL2 SERVICE PANEL / DISCONNECT BREAKER NOT LABELED Electrical # EL3 Electrical # EL4 DETERIORATED LABEL TO BREAKERS AT SUB PANEL SWITCH IS UP SIDE DOWN Electrical # EL5 Electrical # EL6 INOPERATIVE SWITCH AT DINING ROOM RECOMMEND INSTALLING GFCI PROTECTED RECEPTACLES IN KITCHEN Inspect Before You Buy, Order Today., , CA Page 21 of 41

37 Kitchen & Laundry INSPECTION FOCUS Kitchen and laundry inspections are visual and operational. WALLS / CEILINGS / FLOORS Kitchen and laundry walls, ceilings & floors are inspected based on normal building practices for homes of similar age and construction and exclude cosmetic items. Cracks in walls are very common in most homes. Most small cracks usually indicate minor movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks may indicate ongoing movement and if noted in the report, further evaluation by a structural engineer is warranted. Squeaking floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the house gets older. Unless otherwise noted in the report, these should be considered a minor item only. DOORS & WINDOWS Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a door sticks, it usually means that the door or door frame is no longer square. If noted in the report, sticking doors should be evaluated for potential settlement problems. HEATING & COOLING The presence of conditioned air sources to the kitchen and laundry are noted. CABINETS / SHELVES Kitchen and laundry shelves and cabinets are inspected for acceptable operation. SINK PLUMBING Kitchen and laundry sinks should be inspected for proper installation and operation. Plumbing systems should be free of leaks and drain and vent properly. APPLIANCES (BUILT-IN) Built-in appliances will be operated and reported. LAUNDRY The location of the laundry room will be reported. This section of the report will be completed in the same manner as the kitchen portion. DRYER VENTS / DRYER SERVICE Dryer vents should be vented to the exterior. They should not terminate in the crawl space, garage or attic. The condition of the dryer electrical service should be reported. Copyright 2013 New Image Software, Inc. All rights reserved Kitchen & Laundry Terminology