Home Inspection Report

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1 Home Inspection Report Report Number: For The Property Located On: Prepared For Exclusive Use By: Mr. Dave Jones Report Prepared By: Bret Smith; License No.: 3414 Signature: Date of Inspection: Monday, August 11, 2014 This report is for the exclusive use of the client named above in order to provide this client with a general concept of the condition of this property on the date of the inspection. This report is not a guarantee that all defects are recognized, identified, or found. This report may not be transferred or sold.

2 2 of 36 Table of Contents Item No. Report Section Title Section Number 1 Summary I 2 Introduction II 3 Inspection Weather Conditions III 4 Inspection Report Body IV 4.1 Structural Section IV Structural Section Comments IV Foundation and Attic Inspection Methods IV Structural () and () IV Exterior Section IV Exterior Section Comments IV Exterior () and () IV Roofing Section IV Roofing Section Comments IV Roofing Inspection Methods IV Roofing () and () IV Plumbing Section IV Plumbing Section Comments and Main Water Shut-Off Location IV Plumbing () and () IV Electrical Section IV Electrical Section Comments IV Electrical () and () IV Heating Section IV Heating Section Comments IV Heating () and () IV Cooling Section IV Cooling Section Comments IV Cooling () and () IV Interiors Section IV Interiors Sections Comments IV Interiors () and () IV Insulation and Ventilation Section IV Insulation and Ventilation Section Comments IV Insulation and Ventilation () and () IV Appliances Section IV Appliances Section Comments IV Appliances () and () IV. 10.2

3 3 of 36 III.) Summary "This summary page is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney." I. 1.3.) (Summary Continued) Structural (Foundation): : 1. 1.) All Accessible Areas 1. 2.) All Accessible Areas Efflorescence (salt stains) was noted on the foundation wall on the left side of the home. The stains indicate that the foundation was been cyclically wet and dry. Water penetration into the foundation area can result in structural damage and undesirable environmental conditions. Water in the crawl space indicates an absent or damaged waterproofing and foundation drain systems. Repairs are needed to prevent water penetration. A general contractor should be consulted for further evaluation to determine the source of the moisture and to make necessary repairs.. I. 1.3.) (Summary Continued) Structural (Columns/Piers): : 2. 1.) Porch The Column located on the front porch closet to the garage has visible areas of decay at the base. The damage could jeopardize the strength of the column. The decay indicates a history of elevated moisture and or direct water penetration in or around the column area. A licensed general contractor should be consulted for further evaluation, to make necessary repairs, and determine the cause of the deterioration. I. 2.2.) (Summary Continued) Exterior (Wall Cladding, Flashing, Trim): : 1. 1.) All Accessible Areas:

4 4 of ) All Accessible Areas: This home has Hardboard Siding. Many homes built between 1970 and the 1990 s were sided with hardboard siding. Over the years there have been class actions lawsuits related to claims of improperly manufactured siding and problems with decay. These problems were accelerated due to the limited life expectancy of this siding material; most products were warrantied for 20 to 25 years. Hardboard siding naturally absorbs water when not protected and improper maintenance results in siding decay and often hidden damage. With proper sealant application and regular paint maintenance, this process was controlled and kept at a safe level for many homes. However, improperly manufactured, maintained, and or installed hardboard siding can undergo serious deterioration that can result in the need to replace the siding. The siding for this home was found to be in poor condition. Siding boards and adjacent trim were noted to be damaged, swollen, blistering, buckling, and decayed around the perimeter of the home. The visible exterior decay could also indicate in damage to the substrate and underlying framing. A licensed general contractor should be consulted for a complete evaluation to determine the extent of the damage to the siding, trim, and underlying components and to make necessary repairs. Additional photo to support comment 1. The section circled has started to warp from the excessive water overflow from the gutters above ) All Accessible Areas: The wood trim pieces for the siding system are decayed at the corner locations. The corner trim provides a finished edge for siding and protects the underlying sheathing. Decay of the corner trim can allow water to enter behind the siding and result in damage to the framing. A licensed general contractor should be consulted for an invasive inspection to determine the extent of the damage and make necessary repairs ) All Accessible Areas: 2. 1.) Lower Foundation: The boxing and trim areas in the centre of the home on the second floor were found to have areas of damage/decay related to problems with the gutters and roof drainage. Water is flowing behind gutter trays and leaking from the gutter seams. Repairs are needed to the boxing and gutter system. A licensed general contractor should be consulted for a complete evaluation the exterior of the home to determine the extent of the damage to the boxing, trim, and underlying components to ensure the weathertightness of the system. Heavy moss or algae on the brick veneer by the front door indicates direction water contact. The roof drainage is not being directed away from wall cladding and the wall cladding is heavily shaded. This condition can result in hidden moisture problems and needs to be corrected. A general contractor should be consulted for further evaluation and repair. I. 2.2.) (Summary Continued) Exterior (Windows and Doors): 1. 1.) Windows (Left side of the home second floor)

5 5 of 36 The 2nd story window on the left side of the home window has soft and decayed wood in the trim,. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. All windows should be inspected for similar damage as repairs are made. A licensed general contractor should be consulted ) Windows (Left side of the home first floor) The first floor window has soft and decayed wood in the trim area. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. All windows should be inspected for similar damage as repairs are made. A licensed general contractor should be consulted ) Doors (Rear) The door has visible deterioration of the metal cladding in the lower panel area. The deterioration has left the soft core of the door exposed. The door is in need of repair / replacement to prevent further damage and ensure that the door functions as intended. A general repair specialist or general contractor should be consulted for evaluation and repair ) Doors (Right side) The door on the right side of the home for the craw space has a broken hinge. The hinge is made in two parts, one plate for the door and one plate in the jam area, the hinge connects the two plates and allows rotation as the door opens and closes. A general repair specialist or licensed general contractor should be consulted for evaluation and repair ) Windows (Bay window) 6. 1.) Windows (Second Story) Wood decay was noted along the sides and bottoms of the casement window sashes. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. Second floor windows were not operated due to the level of damage located in the first floor windows. All windows should be evaluated for damage and decay as repairs are made. A licensed general contractor should be consulted. Wood decay was noted along the sides and bottoms of the casement window sashes. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. Second floor windows were not operated due to the level of damage located in the first floor windows. All windows should be evaluated for damage and decay as repairs are made. A licensed general contractor should be consulted. I. 2.2.) (Summary Continued) Exterior (Decks, Porches, Stoops, Balconies): 1. 1.) Deck (Rear) The metal hangers/bolts used to support the wood components of the deck floor system are corroded. Corroded fasteners and hangers could allow the structure to move or fail. A licensed general contractor should be consulted for complete evaluation of the deck and to make necessary repairs.

6 6 of ) Porch (Front) The porch columns are weathered and starting to split. Repair and painting is needed to prevent further damage and decay. A general repair person should be consulted. I. 2.2.) (Summary Continued) Exterior (Driveways, Vegetation, Grading, Retaining Walls): : 1. 1.) Driveway (Front) The front yard slopes toward the home and there is evidence of erosion of soil against the perimeter of the home. Corrections are needed to control drainage and prevent water penetration, a licensed general contractor should be consulted for a complete evaluation and to make necessary repairs. I. 3.3.) (Summary Continued) Roofing (Covering Materials): : 1. 1.) All Accessible Areas Exposed nails have displaced shingles over the roof surface. Displaced shingles could indicate an underlying problem with the shingles installation or attic conditions. A licensed roofing contractor should be consulted for a complete evaluation and to make necessary repairs to ensure the weathertightness of the roof covering system ) All Accessible Areas There are several visible repairs to the roof covering. Repairs typically indicate physical damage or history of leaks and can indicate that a roof covering is approaching the end of the service life. The owners should be asked for disclosure related to the history of repairs. A licensed roofing contractor should be consulted to evaluate the repairs and determine the life expectancy of the roof covering. I. 3.3.) (Summary Continued) Roofing (Drainage Systems): : 1. 1.) All Accessible Areas Damage to the wood framing behind the gutter trays was noted in a few areas in the attic. The roof drainage has been flowing behind the gutter trays and aluminum trim or the gutters have been overflowing. All areas of the boxing need to be evaluated as repairs are made. A licensed general contractor should be consulted for a complete evaluation and to make necessary repairs ) All Accessible Areas Evidence on the bedding and ground areas indicates that the gutters have been overflowing where the roof drainage is directed from main valleys into short of small trays on the top left side of the home. Direct drainage from the gutter system can result in water penetration into the foundation area and foundation deterioration. A licensed general contractor should be consulted for a complete evaluation of the gutter system to reduce overflow and to make necessary repairs.

7 7 of 36 I. 3.3.) (Summary Continued) (Flashings, Skylights, and Roof Penetrations): : 1. 1.) Flashing: Chimney (Location) A licensed roofing contractor should be consulted for a complete evaluation of the flashings system to make necessary repairs to ensure the weathertightness of the roof covering system ) All Accessable Areas The plumbing vent boot located in rear of home was installed over the shingles and not lapped under the roof covering to shed water down the roof surface. This installation relies on caulking and will result in leaks. A licensed roofing contractor should be consulted for evaluation and repair to ensure the weathertightness of the roof covering system ) All Accessable Areas The areas between the roof sheathing and the facia no flashing was visible. Flashing provides assistance with water being filtered away from the home. A licensed roofing contractor should be consulted for evaluation and repair to ensure the weathertightness of the roof covering system. I. 3.3.) (Summary Continued) Roofing (Chimneys): : 1. 1.) Chimney: Masonry The mortar cap is deterioated and cracked. When the mortar cap is damaged water can enter between the chimney body and the flue liner resulting in leaks and deterioration. A masonry contractor should be consulted for a complete evaluation of the chimney, the flue liner and the masonry crown and to make necessary repairs ) Chimney: Masonry There is a visible vertical crack in the body of the chimney. Vertical cracks are often caused by overheating and can indicate failure of the flue liner. A professional engineer should be consulted determine the significance and cause of the crack and to evaluate the structural stability of the chimney. A chimney specialist should be consulted to clean and inspect the flue liner, firebox, and the chimney crown to ensure that if the chimney is deemed stable by the engineer, it is also safe to use ) Chimney: Masonry There is a visible gap between the masonry chimney and sided gable on the left end of the home. The gap indicates a differential movement between the chimney and the main body of the home. Framing or Independent chimney movement indicates a deficiency. A professional engineer should be consulted to evaluate the framing and structural stability of the chimney. A chimney specialist should be consulted to clean and inspect the flue liner, firebox, and the chimney crown to ensure that if the chimney is deemed stable by the engineer, it is also safe to use.

8 8 of 36 I. 4.2.) (Summary Continued) Plumbing (Water Supply and Distribution Systems): : 1. 1.) All Accessible Areas Polybutylene plumbing supply lines (PB) are installed in this house. PB was used as water distribution piping in many homes built from the mid 1980 s until the mid 1990 s. The piping and associated fittings have had a failure rate and subsequent leakage sufficient to have been the subject of several nationwide class action lawsuits. Copper and brass fittings used in later years seem to have reduced the failure rate, but the piping may still fail due to problems with poor installation, improper handling, or chemical reaction with the water supply. The piping in this house has Brass/Copper fittings. A licensed plumbing contractor should be consulted for complete evaluation of the water supply and distribution systems to determine the general condition of the system and to make necessary repairs. I. 5.2.) (Summary Continued) Electrical (Light Fixtures, Receptacles, Smoke Detectors): : 1. 1.) Exterior The light fixture located in the left exterior by the door was not functional when tested. This could indicate a defective bulb or other more serious problem such as faulty wiring or a defective fixture, further evaluation and repair is needed. I. 6.2.) (Summary Continued) Heating (Equipment): : 1. 1.) Heating Unit #1 (Right side of the home) The gas furnace unit has visible rust in the burner chamber area. The rust indicates deterioration of the exchanger. Deterioration of the heat exchanger is a serious concern that can result in improper combustion and carbon monoxide poisoning. The furnace needs a complete evaluation which should include a heat exchanger inspection to ensure safe, reliable, and proper operation of the HVAC system. A licensed HVAC contractor should be consulted for repair. I. 7.2.) (Summary Continued) Air Conditioning (Equipment): : 1. 1.) Cooling Unit #1 The HVAC systems needs further evaluation and repair related to improperly draining condensate water. It is very important for the condensate water to drain properly to prevent damage to the system and surrounding building components. Evidence suggests that condensate water has been entering the air handler and possibly the duct work. A licensed HVAC contractor should be consulted to correct the condensate drain, evaluate the condition of the coil and system for related damage or defects. I. 7.2.) (Summary Continued) Air Conditioning (Distribution Systems): : 1. 1.) Cooling Unit #1

9 9 of 36 The duct system has visible condensation. Condensation occurs when the duct surfaces reach the dew point of the surrounding air; this can be related to a wet duct environment, duct air leaks, excessive demand on the HVAC system, and or improper HVAC system operation. A licensed general contractor should be consulted to evaluate the crawl space, attic, basement for moisture related concerns. The HVAC contractor should be consulted for a complete evaluation of the HVAC system to ensure reliable and proper operation of the HVAC system. I. 8.2.) (Summary Continued) Interiors (General Rooms): : 2. 1.) Bedroom #1 Front of home Water damage was noted in the wall, floor, ceiling areas of the front second story bedroom. This area is in line with the damage on that side of the home by the overflowing gutter. The area needs invasive inspection to determine the extent of the damage and outline necessary repairs. A licensed general contractor should be consulted for a complete evaluation and to make necessary repairs. I. 8.2.) (Summary Continued) Interiors (Kitchens): : 1. 1.) Kitchen The sink faucet is loose and water is leaking around the faucet when it is splashed. A licensed plumbing contractor should be consulted for a complete evaluation to determine the significance of this concern and make necessary repairs to prevent leaks and ensure sanitary conditions. I. 8.2.) (Summary Continued) Interiors (Garages): : 1. 1.) Garage The garage door needs repair/ replacement. The door has damage/decay in the bottom three panels. A garage door installation company or a licensed general contractor should be consulted for evaluation and repair to ensure that the door operates safely and properly ) Garage Stains on the ceilings indicate a history of a leak. Refer to the Attic section of the report ) Garage The hangers above the garage door in the garage are not completely filled with all their nails. A licensed general contractor should be consulted for a complete evaluation to determine the significance of this concern and make necessary repairs.

10 10 of 36 I. 8.2.) (Summary Continued) Interiors (Attic and Basement): : 1. 1.) Garage: Attic: Unfinished 2. 1.) Attic: Unfinished From the attic, the wood framing components located in the garage on the left side are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage. From the attic, the wood framing components located on the left side in the attic by the gutter are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage ) Attic: Unfinished From the attic, the wood framing components located in the front of the home by the gable vent are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage. I. 8.2.) (Summary Continued) Interiors (Fireplaces): : 1. 1.) Masonry (Location) The firebox has an open gap at the front edge where it meets the front face. This opening exposes framing components to heat and sparks. This is a hazardous condition that needs correction. A licensed general contractor should be consulted for a complete evaluation and repair.

11 11 of 36 Temperature: 79 Deg. F. Weather Conditions: IV. 1.) Structural Section IV.) Home Inspection Report Body IV. 1.1.) Section Comments All concerns related to structural items identified to be deficient in the following section are in need of further evaluation by a Licensed General Contractor or Engineer. Items in need of repair should be referred to a General Contractor. Items in need of design consideration, evaluation of significance / cause, and or determination of adequacy should be referred to an Engineer. All structural concerns should be evaluated and corrected as needed to ensure the durability and stability of the home. Repair and evaluations should be made prior to closing to ensure that the buyer understands the full scope or extent of the concern. Foundations, Piers, Columns, Roof and Floor framing systems are inspected for visual defects such as broken, cracked, decayed, or damaged members; however, the evaluation of the system for design points such as correct span, load transfer, and or building code compliance is beyond the scope of the home inspection. IV. 1.2.) Foundation and Attic Inspection Methods Entered inspection areas with small probe and a standard flash light. Floor and roof framing systems are inspected for visual defects such as broken, cracked, decayed, or damaged members, however, the evaluation of the system for design points such as correct span, load transfer, and or building code compliance is beyond the scope of the home inspection. IV. 1.3.) Structural (Foundation): 1.) All Accessible Areas Foundation Type: Foundation Materials: Crawl Space: Block: Brick IV. 1.3.) Structural (Foundation): 1. 1.) All Accessible Areas Cloudy III.) II.) Introduction This report is a written evaluation that represents the results of a home inspection performed according to North Carolina Home Inspector Licensure Act Standard of Practice. The word inspect per the NCHILB SOP means the act of making a visual examination. Home Inspections are limited to visible and accessible areas and are not invasive. The report outlines inspection findings of any systems or components so inspected that did not function as intended and are in need of repair, require subsequent observation such as monitoring, or warrants further investigation by a specialist such as an engineer. The report statements describe the component or system and how the condition is defective, explain the consequences of the condition, and direct the recipient to a course of action with regard to the condition or refer the client to a specialist. It is recommended that all items listed in the body and summary of the report be repaired or evaluated to determine the extent of the concern before purchasing the home. It is the client's responsibility to read the complete inspection report and follow-up with repairs and evaluations. THIS REPORT WAS INTENDED TO BE VIEWED IN COLOR. THE DIRECTIONAL REFERENCE OF LEFT AND RIGHT IS AS FACING THE FRONT OF THE HOME. Inspection Weather Conditions

12 12 of ) All Accessible Areas Efflorescence (salt stains) was noted on the foundation wall on the left side of the home. The stains indicate that the foundation was been cyclically wet and dry. Water penetration into the foundation area can result in structural damage and undesirable environmental conditions. Water in the crawl space indicates an absent or damaged waterproofing and foundation drain systems. Repairs are needed to prevent water penetration. A general contractor should be consulted for further evaluation to determine the source of the moisture and to make necessary repairs.. IV. 1.3.) Structural (Floor Structure): 1.) Main House Second Story Section Joist Type: Not Visible For Inspection:Description Beam Type: Not Visible For Inspection:Description 2.) Main House First Floor Joist Type: Dimensional Lumber:Standard Construction Beam Type: Dimensional Lumber:Standard Construction Sub Floor: Plywood 3.) Deck Joist Type: Beam Type: Sub Floor: Dimensional Lumber:Standard Construction Dimensional Lumber:Standard Construction Wood Boards IV. 1.3.) Structural (Wall Structure): 1.) All Interior Areas Wall Structure Type: Finished Areas: Not Accessible for Inspection or Description

13 13 of 36 IV. 1.3.) Structural (Columns/Piers): 1.) Deck Type: Material: Pier: Exterior Wood: On Grade 2.) Porch Type: Material: 3.) Main House Crawl Space Type: Pier: Crawl Space Material: Block: Brick 4.) Main House Crawl Space Type: Pier: Crawl Space Material: Block IV. 1.3.) Structural (Columns/Piers): 2. 1.) Porch The Column located on the front porch closet to the garage has visible areas of decay at the base. The damage could jeopardize the strength of the column. The decay indicates a history of elevated moisture and or direct water penetration in or around the column area. A licensed general contractor should be consulted for further evaluation, to make necessary repairs, and determine the cause of the deterioration. IV. 1.3.) Structural (Ceiling Structure): 1.) All Accessible Interior Areas Joist Type: Not Visible: Not Accessible For Inspection or Description Beam Type: Not Visible: Not Accessible For Inspection or Description

14 14 of 36 IV. 1.3.) Structural (Roof Structure): 1.) Main House Left Side Roof Type: Rafter/Beam Type: Sheathing Type: Gable Engineered System: Truss: Wood OSB 2.) Main House Right Side Roof Type: Rafter/Beam Type: Sheathing Type: IV. 2.) Exterior Section IV. 2.2.) Exterior (Wall Cladding, Flashing, Trim): 1.) All Accessible Areas: Wall Cladding Type: Trim Type: Gable Dimensional Lumber:Standard Construction OSB Hardboard Horizontal Wood Paint IV. 2.1.) Section Comments All concerns related to exterior systems listed below or identified to be deficient are in need of further evaluation by a Licensed General Contractor or Engineer. Items in need of repair should be referred to a General Contractor. If additional concerns are discovered during the process of evaluation and repair, the general contractor should consult specialist in each trade as needed. Items in need of design consideration, evaluation of significance/cause, and or determination of adequacy should be referred to an Engineer. All structural concerns should be evaluated and corrected as needed to ensure the durability and stability of the home. It is important to correct deficiencies on the exterior of the home to prevent direct water penetration into the building envelope which can result in structural damage and or undesirable environmental conditions. Flashings are not visible due to construction methods and siding often prevents inspection access of flashings at porch /roof areas. Since flashings are not fully visible, defects related to flashings are only discoverable when indications of direct water penetration or decay are located. 2.) Lower Foundation: Wall Cladding Type: Trim Type: Brick Veneer Undetermined IV. 2.2.) Exterior (Wall Cladding, Flashing, Trim): 1. 1.) All Accessible Areas:

15 15 of ) All Accessible Areas: This home has Hardboard Siding. Many homes built between 1970 and the 1990 s were sided with hardboard siding. Over the years there have been class actions lawsuits related to claims of improperly manufactured siding and problems with decay. These problems were accelerated due to the limited life expectancy of this siding material; most products were warrantied for 20 to 25 years. Hardboard siding naturally absorbs water when not protected and improper maintenance results in siding decay and often hidden damage. With proper sealant application and regular paint maintenance, this process was controlled and kept at a safe level for many homes. However, improperly manufactured, maintained, and or installed hardboard siding can undergo serious deterioration that can result in the need to replace the siding. The siding for this home was found to be in poor condition. Siding boards and adjacent trim were noted to be damaged, swollen, blistering, buckling, and decayed around the perimeter of the home. The visible exterior decay could also indicate in damage to the substrate and underlying framing. A licensed general contractor should be consulted for a complete evaluation to determine the extent of the damage to the siding, trim, and underlying components and to make necessary repairs. Additional photo to support comment 1. The section circled has started to warp from the excessive water overflow from the gutters above ) All Accessible Areas: The wood trim pieces for the siding system are decayed at the corner locations. The corner trim provides a finished edge for siding and protects the underlying sheathing. Decay of the corner trim can allow water to enter behind the siding and result in damage to the framing. A licensed general contractor should be consulted for an invasive inspection to determine the extent of the damage and make necessary repairs ) All Accessible Areas:

16 16 of 36 The boxing and trim areas in the centre of the home on the second floor were found to have areas of damage/decay related to problems with the gutters and roof drainage. Water is flowing behind gutter trays and leaking from the gutter seams. Repairs are needed to the boxing and gutter system. A licensed general contractor should be consulted for a complete evaluation the exterior of the home to determine the extent of the damage to the boxing, trim, and underlying components to ensure the weathertightness of the system ) Lower Foundation: Heavy moss or algae on the brick veneer by the front door indicates direction water contact. The roof drainage is not being directed away from wall cladding and the wall cladding is heavily shaded. This condition can result in hidden moisture problems and needs to be corrected. A general contractor should be consulted for further evaluation and repair.

17 17 of 36 IV. 2.2.) Exterior (Windows and Doors): 1.) Windows (Left side of the home second floor) : Type: Window: Main House Left 2.) Windows (Left side of the home first floor) : Type: Window: Main House Left 3.) Doors (Rear): Type: 4.) Doors (Right side) : Type: Door: Double Main House Rear Door: Single Main House Rear 5.) Windows (Bay window) : Type: Window: Bay Main House Rear 6.) Windows (Second Story) : Type: Window: Main House Front IV. 2.2.) Exterior (Windows and Doors): 1. 1.) Windows (Left side of the home second floor) The 2nd story window on the left side of the home window has soft and decayed wood in the trim,. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. All windows should be inspected for similar damage as repairs are made. A licensed general contractor should be consulted ) Windows (Left side of the home first floor)

18 18 of 36 The first floor window has soft and decayed wood in the trim area. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. All windows should be inspected for similar damage as repairs are made. A licensed general contractor should be consulted ) Doors (Rear) The door has visible deterioration of the metal cladding in the lower panel area. The deterioration has left the soft core of the door exposed. The door is in need of repair / replacement to prevent further damage and ensure that the door functions as intended. A general repair specialist or general contractor should be consulted for evaluation and repair ) Doors (Right side) The door on the right side of the home for the craw space has a broken hinge. The hinge is made in two parts, one plate for the door and one plate in the jam area, the hinge connects the two plates and allows rotation as the door opens and closes. A general repair specialist or licensed general contractor should be consulted for evaluation and repair ) Windows (Bay window) Wood decay was noted along the sides and bottoms of the casement window sashes. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. Second floor windows were not operated due to the level of damage located in the first floor windows. All windows should be evaluated for damage and decay as repairs are made. A licensed general contractor should be consulted.

19 19 of ) Windows (Second Story) Wood decay was noted along the sides and bottoms of the casement window sashes. Decay in the windows can result in leaking and water penetration and should be repaired as soon as possible. Second floor windows were not operated due to the level of damage located in the first floor windows. All windows should be evaluated for damage and decay as repairs are made. A licensed general contractor should be consulted. IV. 2.2.) Exterior (Decks, Porches, Stoops, Balconies): 1.) Deck (Rear) Construction: 2.) Porch (Front) Construction: Main House Rear Wood (Wood Surface) Main House Front Wood (Wood Surface) IV. 2.2.) Exterior (Decks, Porches, Stoops, Balconies): 1. 1.) Deck (Rear) The metal hangers/bolts used to support the wood components of the deck floor system are corroded. Corroded fasteners and hangers could allow the structure to move or fail. A licensed general contractor should be consulted for complete evaluation of the deck and to make necessary repairs ) Porch (Front) The porch columns are weathered and starting to split. Repair and painting is needed to prevent further damage and decay. A general repair person should be consulted.

20 20 of 36 IV. 2.2.) Exterior (Driveways, Vegetation, Grading, Retaining Walls): 1.) Driveway (Front) Main House Front IV. 2.2.) Exterior (Driveways, Vegetation, Grading, Retaining Walls): 1. 1.) Driveway (Front) The front yard slopes toward the home and there is evidence of erosion of soil against the perimeter of the home. Corrections are needed to control drainage and prevent water penetration, a licensed general contractor should be consulted for a complete evaluation and to make necessary repairs. IV. 3.) Roofing Section IV. 3.3.) Roofing (Covering Materials): 1.) All Accessible Areas Roof Covering Type: IV. 3.3.) Roofing (Covering Materials): 1. 1.) All Accessible Areas Shingles/Composite/Fiberglass IV. 3.1.) Section Comments The roof covering, flashings, and roof drainage items listed or identified below were found to be of concern and in need of further evaluation and repair by Licensed Roofing or General Contractor. It is important to correct roofing deficiencies to prevent direct water penetration into the building envelope which can result in structural damage and or undesirable environmental conditions. The verification of fastener type and count for the roofing covering system is beyond the scope of the home inspection. The home inspection is limited to visible surfaces and systems only, hidden or underlying system details such as flashings are beyond the scope of the home inspection. Determining the age or remaining service life of the roof covering systems is beyond the scope of the home inspection, if the buyer would like to budget for replacement a roofing contractor should be consulted to answer questions related to the life expectancy. Flashings and Roof gutters system inspections are limited to evidence of past problems unless the inspection is performed on during a heavy rain. All roof drainage and flashing systems should be monitored over the first year of ownership to identify problems areas or areas that may need adjustment or corrections. IV. 3.2.) Inspection Methods The roof covering was inspected using binoculars / zoom camera and from a ladder at the roof eaves. Walking on the roof surface is beyond the scope of the home inspection. If an invasive or complete surface inspection of the roof covering is desired, the buyer should consult a licensed roofing contractor prior to purchase.

21 21 of 36 Exposed nails have displaced shingles over the roof surface. Displaced shingles could indicate an underlying problem with the shingles installation or attic conditions. A licensed roofing contractor should be consulted for a complete evaluation and to make necessary repairs to ensure the weathertightness of the roof covering system ) All Accessible Areas There are several visible repairs to the roof covering. Repairs typically indicate physical damage or history of leaks and can indicate that a roof covering is approaching the end of the service life. The owners should be asked for disclosure related to the history of repairs. A licensed roofing contractor should be consulted to evaluate the repairs and determine the life expectancy of the roof covering. IV. 3.3.) Roofing (Drainage Systems): 1.) All Accessible Areas Rear IV. 3.3.) Roofing (Drainage Systems): 1. 1.) All Accessible Areas Damage to the wood framing behind the gutter trays was noted in a few areas in the attic. The roof drainage has been flowing behind the gutter trays and aluminum trim or the gutters have been overflowing. All areas of the boxing need to be evaluated as repairs are made. A licensed general contractor should be consulted for a complete evaluation and to make necessary repairs ) All Accessible Areas

22 22 of 36 Evidence on the bedding and ground areas indicates that the gutters have been overflowing where the roof drainage is directed from main valleys into short of small trays on the top left side of the home. Direct drainage from the gutter system can result in water penetration into the foundation area and foundation deterioration. A licensed general contractor should be consulted for a complete evaluation of the gutter system to reduce overflow and to make necessary repairs. IV. 3.3.) Roofing (Flashings, Skylights, and Roof Penetrations): 1.) Flashing: Chimney (Location) Limitations/Additional Information: 2.) All Accessable Areas Flashings are not visible due to construction methods, siding prevents inspection access of flashings at porch area. Since flashings are not fully visible, defects related to flashings are only discoverable when indications of direct water penetration or decay are located. IV. 3.3.) Roofing (Flashings, Skylights, and Roof Penetrations): 1. 1.) Flashing: Chimney (Location) A licensed roofing contractor should be consulted for a complete evaluation of the flashings system to make necessary repairs to ensure the weathertightness of the roof covering system ) All Accessable Areas The plumbing vent boot located in rear of home was installed over the shingles and not lapped under the roof covering to shed water down the roof surface. This installation relies on caulking and will result in leaks. A licensed roofing contractor should be consulted for evaluation and repair to ensure the weathertightness of the roof covering system ) All Accessable Areas

23 23 of 36 The areas between the roof sheathing and the facia no flashing was visible. Flashing provides assistance with water being filtered away from the home. A licensed roofing contractor should be consulted for evaluation and repair to ensure the weathertightness of the roof covering system. IV. 3.3.) Roofing (Chimneys): 1.) Chimney: Masonry Limitations/Additional Information: IV. 3.3.) Roofing (Chimneys): Main House Right 1. 1.) Chimney: Masonry The mortar cap is deterioated and cracked. When the mortar cap is damaged water can enter between the chimney body and the flue liner resulting in leaks and deterioration. A masonry contractor should be consulted for a complete evaluation of the chimney, the flue liner and the masonry crown and to make necessary repairs ) Chimney: Masonry There is a visible vertical crack in the body of the chimney. Vertical cracks are often caused by overheating and can indicate failure of the flue liner. A professional engineer should be consulted determine the significance and cause of the crack and to evaluate the structural stability of the chimney. A chimney specialist should be consulted to clean and inspect the flue liner, firebox, and the chimney crown to ensure that if the chimney is deemed stable by the engineer, it is also safe to use ) Chimney: Masonry

24 24 of 36 There is a visible gap between the masonry chimney and sided gable on the left end of the home. The gap indicates a differential movement between the chimney and the main body of the home. Framing or Independent chimney movement indicates a deficiency. A professional engineer should be consulted to evaluate the framing and structural stability of the chimney. A chimney specialist should be consulted to clean and inspect the flue liner, firebox, and the chimney crown to ensure that if the chimney is deemed stable by the engineer, it is also safe to use. IV. 4.) Plumbing Section IV. 4.1.) Section Comments All plumbing and water heating items listed or identified below were found to be of concern and in need of further evaluation and repair by a Licensed Plumbing or General Contractor. If additional concerns are discovered during the process of evaluation and repair, a general contractor should be consulted to contact specialist in each trade as needed. Repairs are needed to prevent leaks and ensure proper sanitation. The majority of the water supply and the waste lines are concealed from visual inspection and the general condition cannot be determined. The plumbing was inspected for functional flow and drainage; however, it is not possible to fully evaluate the plumbing system to determine proper venting, sizing, or functional design during a home inspection when the system cannot be put under the same load as presented by a family. The inspection of the water heater does not include evaluating the unit capacity for functional use based on the number bathrooms or fixtures. The hot water requirement for daily use varies with each family and the home inspector has not developed an opinion whether or not the hot water system for this home is adequate. The inspection does not include verification of anti-scald fixtures. The inspection does not assure that the plumbing systems and components of the home will meet the demands of your family. Determining the quality and quantity of the water supply is beyond the scope of the home inspection, this includes determining if water supply is acidic or has high mineral content. Fixtures are not identified as defective as the result of hard water or mineral stains. The effectiveness of the toilet flush and the verification of the drain for the washing machine are beyond the scope of the home inspection. The main water turn off valve location is identified if located, but not operated. The functional flow of the water supply at each accessible fixture was tested. Functional flow is not found and reported as defective unless water flow drops below 50% when two fixtures are operated simultaneously. Waste and supply lines are evaluated by running water inside the home, the condition of the inside of the plumbing pipes cannot be determined. Verification of the surface defects on plumbing fixtures such as shower/tubs/sinks is beyond the scope of the inspection. Backflow protection is not a requirement for all homes, and determining the presence or absence of backflow protection is beyond the scope of the inspection. Annual service and inspection of the main waste line will prevent system clogging and backup. The plumbing inspection is a limited functional evaluation made under little to no system load. If the buyer would like to know the condition of the interior of the pluming lines, the buyer should consult a licensed plumbing contractor prior to purchase. Main Shut-Off Kitchen Closet Water Supply Type: Undetermined [Copper/Brass] [Polybutylene] Water Supply Piping Materials

25 25 of 36 IV. 4.2.) Plumbing (Water Supply and Distribution Systems): 1.) All Accessible Areas [Copper/Brass] [Polybutylene] Limitations/Additional Information: Water Distribution Piping Materials Backflow protection is not a requirement for all homes, and determining the presence or absence of backflow protection is beyond the scope of the inspection. The plumbing inspection is a limited functional evaluation made under little to no system load. If the buyer would like to know the condition of the interior of the pluming lines, the buyer should consult a licensed plumbing contractor prior to purchase. The plumbing was inspected for functional flow and drainage; however, it is not possible to fully evaluate the plumbing system to determine proper venting, sizing, or functional design during a home inspection when the system cannot be put under the same load as presented by a family. IV. 4.2.) Plumbing (Water Supply and Distribution Systems): 1. 1.) All Accessible Areas IV. 4.2.) Plumbing (Drain, Waste, and Vent Systems): 1.) All Accessible Areas Polybutylene plumbing supply lines (PB) are installed in this house. PB was used as water distribution piping in many homes built from the mid 1980 s until the mid 1990 s. The piping and associated fittings have had a failure rate and subsequent leakage sufficient to have been the subject of several nationwide class action lawsuits. Copper and brass fittings used in later years seem to have reduced the failure rate, but the piping may still fail due to problems with poor installation, improper handling, or chemical reaction with the water supply. The piping in this house has Brass/Copper fittings. A licensed plumbing contractor should be consulted for complete evaluation of the water supply and distribution systems to determine the general condition of the system and to make necessary repairs. [PVC] [Plastic] Drain, Waste, Vent Piping Materials: Drain Trap Materials IV. 4.2.) Plumbing (Water Heating Equipment): 1.) Unit #1 (Garage) Capacity: Fuel Source: Garage 40 Gallons Gas

26 26 of 36 IV. 5.) Electrical Section IV. 5.2.) Electrical (Main Service): 1.) Underground Grounding Electrode Type: Driven Rod IV. 5.2.) Electrical (Main Panels): IV. 5.1.) Section Comments All Electrical items listed below that were found to be of concern and in need of further evaluation and repair by a Licensed Electrical Contractor. When repairs are made the complete electrical system should be evaluated. Electrical issues are safety concerns and should be repaired immediately. During a home inspection, it is not possible to place a home under a full loading condition that would evaluate the capacity of the electrical system. Determining the overall required system size would require load calculation and technical inspection beyond the scope of a home inspection. If the home was built before 1970, it is likely that electrical upgrades will be required when the home is modernized. The electrical system was evaluated based on current systems and components and no consideration was made to future expansion or modernizations. As with any system, the addition of new systems and appliances may require electrical system replacement, modifications, and or upgrades. [Smoke Detectors Present] [Carbon Monoxide Detectors Present] Presence/ Absence of Smoke Detectors in Home Presence/ Absence of Carbon Monoxide Detectors in Home 1.) Main Panel #1 Service Cable Material: Panel Voltage: Panel Amperage: Garage Aluminum 120:240 Volts 150 Amps IV. 5.2.) Electrical (Light Fixtures, Receptacles, Smoke Detectors): 1.) Exterior IV. 5.2.) Electrical (Light Fixtures, Receptacles, Smoke Detectors): 1. 1.) Exterior

27 27 of 36 The light fixture located in the left exterior by the door was not functional when tested. This could indicate a defective bulb or other more serious problem such as faulty wiring or a defective fixture, further evaluation and repair is needed. IV. 6.) Heating Section IV. 6.2.) Heating (Equipment): 1.) Heating Unit #1 (Right side of the home) Heating Equipment Type: Energy Source: Limitations/Additional Information: Exterior: Package Unit (Heating and Cooling) Gas: Furnace: Package Unit Gas IV. 6.2.) Heating (Equipment): 1. 1.) Heating Unit #1 (Right side of the home) IV. 6.1.) Section Comments All Heating system concerns listed or identified below were found to be of concern and in need of further evaluation and repair by a Licensed HVAC Contractor to ensure safe, proper, and reliable operation of the HVAC system. The removal of the unit covers provided for service by a qualified service technician is beyond the scope of the home inspection. If an invasive inspection is desired, a HVAC service company should be consulted prior to closing. To keep your unit operating safely and efficiently, a qualified service technician should check the entire system seasonally. Both heating and cooling systems are visually inspected at the time of the home inspection. The visual inspection is supplement by evaluating the operating function of the system that is seasonally indicated. For a summer inspection, heating systems are visually inspected, however, not operated because the AC system is the key system that is evaluated. For winter inspections, AC systems are visually inspection, however, not operated because the heating system is the key system that is evaluated. Heating systems are evaluated based on typical HVAC systems design specifications of 65 F interior temperatures on 40 F days. Determining system performance for extreme weather days or consumer demand above 65 F is beyond the scope of the home inspection. The homeowner should be asked for disclosure related to the performance, service, and maintenance history of the HVAC systems. The gas furnace unit has visible rust in the burner chamber area. The rust indicates deterioration of the exchanger. Deterioration of the heat exchanger is a serious concern that can result in improper combustion and carbon monoxide poisoning. The furnace needs a complete evaluation which should include a heat exchanger inspection to ensure safe, reliable, and proper operation of the HVAC system. A licensed HVAC contractor should be consulted for repair.

28 28 of 36 IV. 6.2.) Heating (Distribution Systems): 1.) Heating Unit #1 Inspection Access: Distribution System Type: Crawl Space IV. 7.) Air Conditioning Section IV. 7.2.) Air Conditioning (Equipment): 1.) Cooling Unit #1 Cooling Equipment Type Energy Source: Forced Air: Metal Box: Flexible Branch Exterior Package Unit (Heating and Cooling) Electric: Package Unit IV. 7.2.) Air Conditioning (Equipment): IV. 7.1.) Section Comments All cooling system concerns listed or identified below were found to be of concern and in need of further evaluation and repair by a Licensed HVAC Contractor to ensure safe, proper, and reliable operation of the HVAC system. The removal of the unit covers provided for service by a qualified service technician is beyond the scope of the home inspection. If an invasive inspection is desired, a HVAC service company should be consulted prior to closing. To keep your unit operating safely and efficiently, a qualified service technician should check the entire system seasonally. Both heating and cooling systems are visually inspected at the time of the home inspection. The visual inspection is supplement by evaluating the operating function of the system that is seasonally indicated. For a summer inspection, heating systems are visually inspected, however, not operated because the AC system is the key system that is evaluated. For winter inspections, AC systems are visually inspection, however, not operated because the heating system is the key system that is evaluated. Comfort levels vary from person to person and therefore are not the focus of a home inspection. Cooling systems are evaluated based on typical HVAC systems design specifications of 75 F interior temperatures on 90 F days. Determining system performance for extreme weather days or consumer demand below 75 F is beyond the scope of the home inspection. The homeowner should be asked for disclosure related to the performance, service, and maintenance history of the HVAC systems ) Cooling Unit #1 The HVAC systems needs further evaluation and repair related to improperly draining condensate water. It is very important for the condensate water to drain properly to prevent damage to the system and surrounding building components. Evidence suggests that condensate water has been entering the air handler and possibly the duct work. A licensed HVAC contractor should be consulted to correct the condensate drain, evaluate the condition of the coil and system for related damage or defects.

29 29 of 36 IV. 7.2.) Air Conditioning (Distribution Systems): 1.) Cooling Unit #1 Inspection Access: Distribution System Type: Crawl Space Forced Air: Fiber Box: Flexible Branch IV. 7.2.) Air Conditioning (Distribution Systems): 1. 1.) Cooling Unit #1 The duct system has visible condensation. Condensation occurs when the duct surfaces reach the dew point of the surrounding air; this can be related to a wet duct environment, duct air leaks, excessive demand on the HVAC system, and or improper HVAC system operation. A licensed general contractor should be consulted to evaluate the crawl space, attic, basement for moisture related concerns. The HVAC contractor should be consulted for a complete evaluation of the HVAC system to ensure reliable and proper operation of the HVAC system. IV. 8.) Interiors Section IV. 8.1.) Section Comments The interior rooms of the home were visually inspected. The inspection was not invasive and therefore was limited. One window and one receptacle were tested in each room unless furniture or storage blocked the access. Identifying cloudy windows is beyond the scope of the home inspection. The severity of the hazing varies with season and time of the day; therefore, damaged windows may not be visible at the time of the inspection. Light fixtures were operated from at least one switch. Unless labeled, multiple switch locations may not be identified. Confirmation of multiple position switches is only possible when all switches can be identified and this is not possible if switches are improperly installed. Every light fixture has specific bulb wattage limitations. During the home inspection it is not possible to verify bulb type and size. Homeowners should verify bulb type and wattage for each fixture to prevent fixture damage and ensure proper operation. Cosmetic concerns for example: worn carpets, poor floor finish, open seams in hardwoods, torn wallpaper, poor/damaged paint finish, worn cabinets, worn hinges, damaged window blinds/shades, evidence of pets, and evidence of smoking are beyond the scope of the home inspection. Personal property such as storage, refrigerators, washers, dryers, rugs, furniture, clothes, and wall hangings are not moved and therefore limit the inspection. The overall floor areas in most furnished rooms are not visible and therefore identifying slopes may not be possible. Furniture and personal items can conceal defects and change the overall feel of a home. The buyer should view the home when furnishing and personal items have been removed prior to the purchase. The inspection of the garage does not include moving personal properly and or storage. The verification of fire separation systems between the house and the garage such as doors and ceilings is beyond the scope of the home inspection. The washing machine and dryer are considered personal property and the inspection of these appliances are beyond the scope of the home inspection. Washing machines often leak resulting in hidden damage to areas that are not visible to the home inspector and Household fires related to clothes dryers are very common. The presence of the washer and dryer greatly limit the inspection of the laundry area. After the washer and dryer have been removed and prior to the purchase of the home, the buyer should view the laundry room for damage or concerns. Before the installation of your washer and dryer, the installer should inspect and verify the washer drain, the dryer exhaust duct, and the electrical service receptacles.

30 30 of 36 IV. 8.2.) Interiors (General Rooms): 1.) Master Bedroom Limitations/Additional Information: 2.) Bedroom #1 Front of home Limitations/Additional Information: 3.) Bedroom #2 Rear of home Limitations/Additional Information: 4.) Family Room Limitations/Additional Information: 5.) Dining Room Limitations/Additional Information: IV. 8.2.) Interiors (General Rooms): 2. 1.) Bedroom #1 Front of home The interior inspection was limited by furniture. The interior inspection was limited by furniture. The interior inspection was limited by furniture. The interior inspection was limited by furniture. The interior inspection was limited by furniture. Water damage was noted in the wall, floor, ceiling areas of the front second story bedroom. This area is in line with the damage on that side of the home by the overflowing gutter. The area needs invasive inspection to determine the extent of the damage and outline necessary repairs. A licensed general contractor should be consulted for a complete evaluation and to make necessary repairs. IV. 8.2.) Interiors (Kitchens): 1.) Kitchen Limitations/Additional Information: IV. 8.2.) Interiors (Kitchens): 1. 1.) Kitchen The inspection of the cabinets was limited due to storage. The cabinets were filled with misc. items. The interior sections of the cabinets were not visible.

31 31 of 36 The sink faucet is loose and water is leaking around the faucet when it is splashed. A licensed plumbing contractor should be consulted for a complete evaluation to determine the significance of this concern and make necessary repairs to prevent leaks and ensure sanitary conditions. IV. 8.2.) Interiors (Bathrooms): 1.) Master Bathroom Electrical Receptacle: Bathroom Ventilation: Limitations/Additional Information: 2.) Half Bathroom #1 Electrical Receptacle: Bathroom Ventilation: 3.) Bathroom #1 Electrical Receptacle: Bathroom Ventilation: Present [Ventilation Exhaust Fan] The interior inspection was limited by furniture. Present [Ventilation Exhaust Fan] Present [Ventilation Exhaust Fan] Limitations/Additional Information: IV. 8.2.) Interiors (Garages): The interior inspection was limited by furniture. 1.) Garage Garage Door Operator; Inspection of Reverse/Stop Functions: Limitations/Additional Information: IV. 8.2.) Interiors (Garages): Garage Door does not automatically reverse or stop when meeting a reasonable resistance during closing. The inspection was limited by storage ) Garage

32 32 of 36 The garage door needs repair/ replacement. The door has damage/decay in the bottom three panels. A garage door installation company or a licensed general contractor should be consulted for evaluation and repair to ensure that the door operates safely and properly ) Garage Stains on the ceilings indicate a history of a leak. Refer to the Attic section of the report ) Garage The hangers above the garage door in the garage are not completely filled with all their nails. A licensed general contractor should be consulted for a complete evaluation to determine the significance of this concern and make necessary repairs. IV. 8.2.) Interiors (Attic and Basement): 1. 1.) Garage: Attic: Unfinished From the attic, the wood framing components located in the garage on the left side are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage ) Attic: Unfinished

33 33 of 36 From the attic, the wood framing components located on the left side in the attic by the gutter are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage ) Attic: Unfinished From the attic, the wood framing components located in the front of the home by the gable vent are discolored and decayed. The level of decay indicates a long term leak that could involve hidden areas of damage, the flashing, and the roof covering systems. The area was also wet at the time of the inspection indicating an active leak. A licensed general contractor should be consulted for further evaluation and repair to determine the source of the leak and extent of the damage to ensure the stability of the home and prevent additional damage. IV. 8.2.) Interiors (Fireplaces): 1.) Masonry (Location) Fuel Source: Flue Type: Den Masonry IV. 8.2.) Interiors (Fireplaces): 1. 1.) Masonry (Location)

34 34 of 36 The firebox has an open gap at the front edge where it meets the front face. This opening exposes framing components to heat and sparks. This is a hazardous condition that needs correction. A licensed general contractor should be consulted for a complete evaluation and repair. IV. 9.) Insulation and Ventilation Section IV. 9.1.) Section Comments All Insulation and Ventilation items listed or identified below were found to be of concern and in need of a full evaluation and repair by Licensed General Contractor. If additional concerns are discovered during the process of evaluation and repair, the general contractor should consult specialist in each trade as needed. Insulation concerns should be evaluated and corrected as needed to ensure the integrity of the thermal envelope of the home. The insulation in accessible areas was inspected for indications of defects/damage only and not insulation effectiveness or R value. Determining the energy efficiency of the home is beyond the scope of the home inspection. The inspection or determination of the absence or presence of insulation in concealed areas such as wall cavities is not possible. Insulation is not moved in the attic areas. Insulation is moved in the crawl space or foundation areas where plumbing drain/waste pipes penetrate floors, adjacent to earth-filled stoops or porches and at exterior doors when conditions are not hazardous. The presence of insulation prevents the inspection of the ceiling, roofing, and floor components that are concealed or covered. Defects in the insulation system can lead to air infiltration, condensation, and elevated operational costs. The adequacy and proper function of ventilation systems depend on design specifications that cannot be verified during a home inspection. Inspection procedures related to ventilation involve identifying defects present on systems and components located in the ventilated areas. Active defects such as winter attic condensation will not be visible during the summer inspection unless the condensation has stained or corroded adjacent materials. Therefore the inspection of ventilated areas should be considered seasonally dependent, and the buyer should request a second inspection when the seasons change.

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