Building Inspection Report

Transcription

1 Building Inspection Report Address/Town, VT. Inspection Date: 00/00/20 Prepared For: Home Buyer or Seller Prepared By: Midstate Home Inspections L.L.C 746 Brookfield Rd Berlin VT Cell Report Number: Inspector: Scott B Buck

2 Table of Contents Your Town/Address, VT. Page 2 of 41 REPORT OVERVIEW 3 STRUCTURE 7 ROOFING 10 EXTERIOR 13 ELECTRICAL 18 HEATING 23 INSULATION / VENTILATION 26 PLUMBING 28 INTERIOR 31 APPLIANCES 35 BATHROOMS 37 FIREPLACES / WOOD STOVES 40

3 THE HOUSE IN PERSPECTIVE Your Town/Address, VT. Page 3 of 41 Report Overview This is a well built approx 40 yr old home that has been lacking maintenance somewhat. Apart from the short term need to deal with this lacking maintenance, the improvements that are recommended in this report are not considered unusual for a home of this age and location. CONVENTIONS USED IN THIS REPORT For your convenience, the following conventions have been used in this report. Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense. Safety Issue: denotes a condition that is unsafe and in need of prompt attention. Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Improve: denotes improvements which are recommended but not required. Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years. Please note that those observations listed under Discretionary Improvements are not essential repairs, but represent logical long term improvements. For the purpose of this report, it is assumed that the house faces south. IMPROVEMENT RECOMMENDATION HIGHLIGHTS / SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. MAJOR CONCERNS SAFETY ISSUES All junction boxes should be fitted with cover plates, in order to protect the wire connections 2 outlets at the hallway side of the kitchen island have reversed polarity (i.e. they are wired backwards) The hearth extensions tiles should not be directly installed on the wood floor without a proper fire proof underlayment. For improved safety, it is recommended that a graspable hand rail be provided for all of the stairways. REPAIR ITEMS Some of the carrying beams where resting on temporary screw jack columns and double 2x4 s would be considered temporary support columns. It is recommended that they be replaced with concrete filled 3 steel Lally columns or 6x6 PT wood columns. The floor joists of the west addition floor structure where butting into rim joists are just toe nailed ; joist hangers are required at these areas. The masonry chimney needs re-pointing (replacing the mortar between the bricks) to avoid water damage The downspout(s) should discharge water at least three feet from the house Downspout(s) that discharge onto the roof should be extended to discharge directly into the gutters below The wood siding should be prepped and painted where peeling to preserve the building. Localized minor rot was observed in the siding and trim at lower areas where close to or in contact with ground; following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage.

4 Your Town/Address, VT. Page 4 of 41 Bushes growing close to exterior walls should be kept trimmed or removed away from siding and window trims, to reduce risk of insect and water damage. Localized evidence of rot was visible at the garage window sills behind the bushes and at second floor window on the east side. Repairs should be undertaken in when painting. The left side overhead garage door with the auto opener requires adjustment; the door did not open fully above the opening. The right side door did not have an auto opener; a nail was stuck in the manual lock not allowing testing of the door. The grounding of the electrical panels is ineffective as is it is wired to copper supply piping at the well tank before the plastic entrance pipe. The service should be grounded to exterior driven ground rods as required. Any openings in the electrical panels should be covered. Loose junction boxes should be properly secured. The open electrical box in the second floor bathroom needs to be covered or fixture installed The installation of ground fault circuit interrupters (GFCI) is required at exterior and in garage. A GFCI offers increased protection from shock or electrocution in potential wet areas. Missing outlet cover plates should be replaced to avoid a shock hazard. Light fixtures should not be supported by wiring, all bare light bulb fixtures need to be replaced with covered type fixtures using low energy bulbs. The installation of an additional Photo electric type smoke detector and CO detector outside the first floor bedroom is required per VT State Fire & Safety code. Home seller is required by VT law to provide said detectors in a RE transaction upon transference of the property A leak was observed at one of the circulators. Leaks at heating equipment should be repaired promptly to avoid damage to the equipment or to the building and to assure reliable system operation The 2nd floor west room thermostat indicated a low battery, thus the heating zone could not be tested Missing soffit vent caps should be replaced to prevent insect and vermin entry The pressure gauge for the well tank is damaged and should be replaced It is recommended that an anti-siphon device be added to the exterior hose bib(s) The basement room paneling is loose and warped due to apparent condensation in the basement. The basement room ceiling tiles are damaged, some missing and moisture damaged Some of the window(s) have lost their seals. This has resulted in condensation developing between the panes of glass. The kitchen casement window(s) are inoperative or stuck shut. Doors should be trimmed or adjusted as necessary to work properly. The exterior glass patio doors leading to the rear of house should be improved to operate freely. For improved safety, it is recommended that a graspable hand rail be provided for all of the stairways. The 2 ND bathroom does not have a heat source and the exhaust fan is old and noisy The second floor bathroom vanity sink/top is loose Evidence of water damage to the floor adjacent to the second floor bathtub enclosure was observed. The extent of damage is difficult to predict without removing floor coverings. Missing soffit vent caps should be replaced to prevent insect and vermin entry The pressure gauge for the well tank is damaged and should be replaced. The kitchen faucet is leaking, the vegetable sprayer is clogged. It is recommended that an anti-siphon device be added to the exterior hose bib(s). The basement room paneling is loose and warped due to apparent condensation in the basement. The basement room ceiling tiles are damaged, some missing and moisture damaged The kitchen casement window(s) are inoperative or stuck shut. Some of the window(s) have lost their seals. This has resulted in condensation developing between the panes of glass. Doors should be trimmed or adjusted as necessary to work properly. The exterior glass patio doors leading to the rear of house should be improved to operate freely. The 2 ND bathroom does not have a heat source and the exhaust fan is old and noisy. Evidence of water damage to the floor adjacent to the second floor bathtub enclosure was observed. The extent of damage is difficult to predict without removing floor coverings. The hearth extension tiles should not be directly installed on the wood floor without a proper fire proof underlayment. This represents a potential fire hazard. It is recommended that a specialist, or the fire department, be consulted for a further evaluation of this condition and the remedies available

5 Your Town/Address, VT. Page 5 of 41 IMPROVEMENT ITEMS The window frames require painting and caulking. The overhead garage doors shows evidence of localized water damage at the bottom panels and trim The grading should be improved to promote the flow of storm water away from the house as needed The 6x6 wood driveway barriers are damaged The installation of the baseboard trim is incomplete in the second floor NW room. The cook top exhaust fan is inoperative as the operating switch is damaged; this unit does not appear to have ever been vented to the exterior or at least since kitchen was renovated The 2 ND floor bathroom plumbing fixtures are old and the general condition of the bathroom is in marginal condition Insulation improvements in the basement walls may be desirable, depending on the anticipated term of ownership. It would be wise to better insulate the rim joist cavities around the perimeter of the basement. The installation of the baseboard trim is incomplete in the second floor NW room. The older windows are in mild disrepair. This is a common condition that does not necessitate immediate major repair. Trimming and adjustment, hardware improvements and glazing repairs would be logical long term ITEMS TO MONITOR The gutters require cleaning annually to avoid spilling roof runoff around the building a potential source of water entry or water damage. The flashing should be carefully monitored. Skylight flashings are extremely vulnerable to leakage. The old stone retaining wall shows evidence of movement. Chimneys without a cleanout door may in some circumstances be at higher risk of blockage - an unsafe condition. If possible, a clean out door should be installed below the exhaust flue for the heating system It is unknown if replacement screens are present for the wood storm windows. The owner should be consulted regarding any screens that may be in storage The electric cook top is an old unit. The fireplace chimney should be inspected and cleaned prior to operation. The wood stoves and chimney flues should be inspected and cleaned by a certified chimney sweep company prior to operation. It is recommended that an energy audit be performed to determine improvement of energy efficiency Mineral build up was observed at faucets and shower heads. This may suggest hard water. (The water analysis test results will note the hardness the water). Minor cracks were noted at the interior finishes. Typical drywall flaws were observed. DEFERRED COST ITEMS Indirect HW storage tanks have a typical life expectancy of 15 to 20 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary. THE SCOPE OF THE INSPECTION All components designated for inspection in the NAHI Standards of Practice are inspected, except as may be noted in the Limitations of Inspection sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. WEATHER CONDITIONS Dry weather conditions prevailed at the time of the inspection. There was snow on the ground during the course of the inspection.

6 The estimated outside temperature was 25degrees F. RECENT WEATHER CONDITIONS Winter weather conditions have been experienced in the days leading up to the inspection. Your Town/Address, VT. Page 6 of 41

7 DESCRIPTION OF STRUCTURE Your Town/Address, VT. Page 7 of 41 Structure Foundation: Columns: Floor Structure: Carrying beams Wall Structure: Ceiling Structure: Roof Structure: Poured Concrete Basement Configuration- Full-Partial finish-walkout Steel Screw jacks Wood Wood Joist 2x10 inch 16 o/c Garage- Steel I Beam- House- Triple 2x10 s Wood Frame Joists Rafters-sloped ceilings Rafters 2x8 inch 16 o/c Plywood Sheathing STRUCTURE OBSERVATIONS Positive Attributes The construction of the home is good quality. The materials and workmanship, where visible, are good. The exterior walls of the home appear to be of 2x6 wood frame constructions. This exceeds common practice and provides space for extra exterior wall insulation. The visible joist spans appear to be within typical construction practices. The inspection did not discover evidence of substantial structural movement. General Comments No major defects were observed in the accessible structural components of the house. RECOMMENDATIONS / OBSERVATIONS Floors Repair: Some of the carrying beams where resting on temporary screw jack columns and double 2x4 s would be considered temporary support columns. It is recommended that they be replaced with concrete filled 3 steel Lally columns or 6x6 PT wood columns.

8 Your Town/Address, VT. Page 8 of 41 Repair: The floor joists of the west addition floor structure where butting into rim joists are just toe nailed ; joist hangers are required at these areas. Discretionary Improvements If you plan to remove of walls, a qualified licensed contractor should be engaged to evaluate and perform the necessary work. Care should be taken not to remove load bearing walls without providing the necessary support.

9 LIMITATIONS OF STRUCTURE INSPECTION Your Town/Address, VT. Page 9 of 41 As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components was inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

10 DESCRIPTION OF ROOFING Roof Covering: Roof Flashings: Chimneys: Roof Drainage System: Skylights: Method of Inspection: Asphalt Architectural Shingle Metal Masonry Aluminum Downspouts discharge above grade Curb-Type Viewed with binoculars Your Town/Address, VT. Page 10 of 41 Roofing ROOFING OBSERVATIONS Positive Attributes The roof coverings are newer and appear to be in generally good condition. During re-roofing, it appears that the old roofing materials were removed before the installation of the existing roofing materials. Better than average quality materials have been employed as roof coverings. The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings. Roof flashing details appear to be in good order. RECOMMENDATIONS / OBSERVATIONS Flashings Monitor: The flashing should be carefully monitored. Skylight flashings are extremely vulnerable to leakage. Chimneys Repair: The masonry chimney needs re-pointing (replacing the mortar between the bricks) to avoid water damage. Monitor: The masonry chimney for the wood stoves should be cleaned to help assure safe, effective operation. Gutters & Downspouts Monitor: The gutters require cleaning annually to avoid spilling roof runoff around the building a potential source of water entry or water damage.

11 Your Town/Address, VT. Page 11 of 41 Repair: The downspout(s) should discharge water at least three feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge. Repair: Downspout(s) that discharge onto the roof should be extended to discharge directly into the gutters below. This condition, if left unattended, can result in premature deterioration of the roofing under the end of the downspout. Discretionary Improvements Covering the gutters with a protective mesh may help to avoid congestion with leaves and debris. The installation of rain caps and vermin screens on chimneys is a logical improvement. LIMITATIONS OF ROOFING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Not the entire underside of the roof sheathing is inspected for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes.

12 Your Town/Address, VT. Page 12 of 41 Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors. Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. Roof inspection may be limited by access, condition, weather, or other safety concerns. Portions of the roof were viewed from the ground using binoculars. Some sections of the roof could not be viewed. Snow on the roof restricted the inspection. The chimneys were not entirely visible during the inspection of the roofing system. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

13 DESCRIPTION OF EXTERIOR Your Town/Address, VT. Page 13 of 41 Exterior Wall Covering: Eaves, Soffits, and Fascias: Exterior Doors: Window/Door Frames and Trim: Entry Driveways: Entry Walkways and Patios: Overhead Garage Door(s): Surface Drainage: Retaining Walls: Wood clapboard Siding Wood Insulated Metal French Patio Doors Wood Asphalt Gravel Stone Wood Automatic Opener Installed Level Grade Graded Away From House Graded Towards House Stone EXTERIOR OBSERVATIONS Positive Attributes.The majority of the exterior siding and trim is in good condition. T he majority of the wood window frames are in generally good condition The auto reverse mechanism on the overhead garage door responded properly to testing. This safety feature should be tested regularly as a door that doesn t reverse can injure someone or fall from the ceiling. Refer to the owner s manual or contact the manufacturer for more information. The driveway and walkways are in good condition. The garage appears to be fully insulated. General Comments The exterior of the home shows normal wear and tear for a home of this age and has lacked some maintenance; some repairs are needed.. RECOMMENDATIONS / OBSERVATIONS Exterior Walls Repair: The wood siding should be prepped and painted where peeling to preserve the building.

14 Your Town/Address, VT. Page 14 of 41 Repair: Localized minor rot was observed in the siding and trim at lower areas where close to or in contact with ground; following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage. Exterior Eaves. Repair: Bushes growing close to exterior walls should be kept trimmed or removed away from siding and window trims, to reduce risk of insect and water damage. Windows Improve: The window frames require painting and caulking.

15 Your Town/Address, VT. Page 15 of 41 Repair: Localized evidence of rot was visible at the garage window sills behind the bushes and at second floor window on the east side. Repairs should be undertaken in when painting. Garage Improve: The overhead garage doors shows evidence of localized water damage at the bottom panels and trim

16 Your Town/Address, VT. Page 16 of 41 Repair: The left side overhead garage door with the auto opener requires adjustment; the door did not open fully above the opening. The right side door did not have an auto opener; a nail was stuck in the manual lock not allowing testing of the door. Lot Drainage Improve: The grading should be improved to promote the flow of storm water away from the house as needed. This can often be accomplished by the addition or re-grading of top soil. The ground should slope away from the house at a rate of one inch per foot for at least the first ten feet. At least eight (8) inches of clearance should be maintained between soil level and the bottom of exterior wall siding. Retaining Wall Monitor: The old stone retaining wall shows evidence of movement, as is typical of a wall of this age and construction. While it is impossible to determine how long this wall will remain stable, these old walls tend to perform reasonably well because the stone allows for free drainage of water from the soil behind the wall. The 6x6 wood driveway barriers are damaged

17 Discretionary Improvements Your Town/Address, VT. Page 17 of 41 To reduce long term maintenance and improve appearance, it may be advantageous to install aluminum soffit and fascia. This improvement can involve significant cost. While it is not critical at this point, it may be prudent to consider painting the exterior of the house, a significant expense. Installing a new overhead garage door would improve the function and appearance of the door, while reducing maintenance. The application of a driveway sealant would offer protection from moisture and sunlight. This may prolong the driveway life. It would be wise to install a smoke detector in the garage. LIMITATIONS OF EXTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: A representative sample of exterior components was inspected rather than every occurrence of components. The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

18 DESCRIPTION OF ELECTRICAL Your Town/Address, VT. Page 18 of 41 Electrical Size of Electrical Service: Service Drop: Service Entrance Conductors: Service Grounding: Service Panel & Over current Protection: Sub-Panel(s): Distribution Wiring: Wiring Method: Switches & Receptacles: Ground Fault Circuit Interrupters: Smoke & CO Detectors: 120/240 Volt Main Service - Service Size: 100 Amps Underground Aluminum Copper Water Pipe Connection Panel Rating: Amp Breakers Located: Basement Breakers Located: Second floor closet leading to room over garage behind picture Copper Non-Metallic Cable "Romex" Grounded Bathroom(s) Kitchen Present an additional smoke and CO detector is needed ELECTRICAL OBSERVATIONS Positive Attributes The size of the electrical service is sufficient for typical single family needs. Generally speaking, the electrical system is in good order. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI s that were tested responded properly. All visible wiring within the home is copper. This is a good quality electrical conductor. General Comments Inspection of the electrical system revealed the need for several minor repairs. Although these are not especially costly to repair, they should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended below. RECOMMENDATIONS / OBSERVATIONS Main Panel(s) Repair: The grounding of the electrical panels is ineffective as is it is wired to copper supply piping at the well tank before the plastic entrance pipe. The service should be grounded to exterior driven ground rods as required.

19 Your Town/Address, VT. Page 19 of 41 Repair: Any openings in the electrical panels should be covered. Distribution Wiring Safety Issue: Repair: Loose junction boxes should be properly secured. All junction boxes should be fitted with cover plates, in order to protect the wire connections.

20 Your Town/Address, VT. Page 20 of 41 Repair: The open electrical box in the second floor bathroom needs to be covered or fixture installed Outlets Safety Issue: 2 outlets at the hallway side of the kitchen island have reversed polarity (i.e. they are wired backwards). These outlets and the circuit should be investigated and repaired as necessary.

21 Your Town/Address, VT. Page 21 of 41 Repair: The installation of a ground fault circuit interrupters (GFCI) are required at exterior and in garage. A GFCI offers increased protection from shock or electrocution in potential wet areas.. Repair: Missing outlet cover plates should be replaced to avoid a shock hazard. Lights Repair: Light fixtures should not be supported by wiring, all bare light bulb fixtures need to be replaced with covered type fixtures using low energy bulbs. Smoke Detectors Repair: The installation of an additional Photo electric type smoke detector and CO detectors outside the first floor bedroom is required per VT State Fire & Safety code. Home seller is required per VT law to provide said detectors in a RE transaction upon transference of the property Discretionary Improvements

22 LIMITATIONS OF ELECTRICAL INSPECTION Your Town/Address, VT. Page 22 of 41 As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage restricted access to some electrical components which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

23 DESCRIPTION OF HEATING Your Town/Address, VT. Page 23 of 41 Heating Energy Source: Heating System Type: Vents, Flues, Chimneys: Heat Distribution Methods: Other Components: Oil Electricity- Room over garage Hot Water Boiler Manufacturer: Crown Serial Number: 295KR-2188 Metal-Single Wall Masonry-Lined Baseboard Heaters Indirect domestic HW storage tank-heated by boiler HEATING OBSERVATIONS Positive Attributes The chimney appears to be lined. The distribution of heat is divided into zones, allowing for greater ease of balancing heat flow. RECOMMENDATIONS / OBSERVATIONS Boiler The approx 25 year old boiler appears to be in working condition and within its expected life span. Actual equipment life will vary depending on quality of equipment and quality/frequency of service. The unit was recently serviced and was written on service tag that the was running at a 83.4% efficiency rating Older boilers tend to be less efficient than newer units. While replacement of the boiler would result in lower heating costs, replacement is often not cost justified if the present unit is reliable and if after cleaning and adjustment its efficiency is 80% or better.

24 Your Town/Address, VT. Page 24 of 41 Repair: A leak was observed at one of the circulators. Leaks at heating equipment should be repaired promptly to avoid damage to the equipment or to the building and to assure reliable system operation. Chimneys Monitor: Chimneys without a cleanout door may in some circumstances be at higher risk of blockage - an unsafe condition. If possible, a clean out door should be installed below the exhaust flue for the heating system. Alternatively, the exhaust flue can be removed to check for debris in the chimney. This inspection and cleaning be performed by service personnel on first taking possession of the property and annually at service time. Baseboard Heaters Monitor: The electric baseboard heaters in the room above garage did not heat when activated by thermostat Thermostat Repair: The 2nd floor west room thermostat indicated a low battery, thus the heating zone could not be tested Monitor: No heat source was found in the second floor bathroom. If this area proves to be cool, a heat source or some form of supplemental heat should be provided. LIMITATIONS OF HEATING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: The adequacy of heat supply or distribution balance is not inspected.

25 Your Town/Address, VT. Page 25 of 41 The interior of flues or chimneys which are not readily accessible are not inspected. The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. Solar space heating equipment/systems are not inspected. The thermostat was activated but did not respond. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

26 DESCRIPTION OF INSULATION / VENTILATION Your Town/Address, VT. Page 26 of 41 Insulation / Ventilation Attic Insulation: Exterior Wall Insulation: Basement Insulation: Vapor Retarders: Roof Ventilation: Exhaust Fan/vent Locations: R30 Fiberglass in Main Attic Approx 12 inches blown-in Cellulose in west addition attic Rigid foam board in knee wall Attic Areas R-13 fiberglass where visible in room over garage at knee wall Not Visible Fiberglass insulation in rim joists Exterior rigid foam board at west addition foundation walls. Aluminum faced fiberglass between floor joists in some areas Kraft Paper Ridge Vents Gable Vents Soffit Vents Dryer Bathrooms Cook top Down Draft (not operable) INSULATION / VENTILATION OBSERVATIONS Positive Attributes Insulation levels are typical for a home of this age and construction. General Comments Upgrading insulation levels in a home is an improvement rather than a necessary repair. Caulking and weather-stripping around doors, windows and other exterior wall openings will help to maintain weather tightness and reduce energy costs. Despite the presence of insulation in the floor cavity, rooms above garages tend to be cooler during winter months. It is recommended that an energy audit be performed by a certified consultant to consider insulation/ventilation improvements and upgrades

27 RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS Your Town/Address, VT. Page 27 of 41 Attic / Roof Monitor: Insulation improvements may be cost effective, depending on the anticipated term of ownership. Repair: Missing soffit vent caps should be replaced to prevent insect and vermin entry. Monitor: The ventilation of the sloped ceiling is questionable. Proper ventilation of cathedral roofs is rarely achieved. As a result, these areas tend to be prone to difficulty, particularly in cold climates. Ice damming on the roof and condensation within the roof space are common problems. These areas should be monitored. Basement Improve: Insulation improvements in the basement walls may be desirable, depending on the anticipated term of ownership. Improve: It would be wise to better insulate the rim joist cavities around the perimeter of the basement. LIMITATIONS OF INSULATION / VENTILATION INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. Any estimates of insulation R values or depths are rough average values. No access was gained to the roof cavity of the sloped ceilings. No access was gained to the wall cavities of the home. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

28 DESCRIPTION OF PLUMBING Your Town/Address, VT. Page 28 of 41 Plumbing Water Supply Source: Private Water Supply Service Pipe to House: Plastic Main Water Valve Location: Front Wall of Basement Interior Supply Piping: Copper Pex Waste System: Private Sewage System (Reported By Seller) Drain, Waste, & Vent Piping: Copper PVC Water Heater: Boiler Combination Unit- Indirect HW storage tank heated by boiler Approximate Capacity (in gallons): 40Manufacturer: Boiler Mate Serial Number: BM Fuel Storage & Distribution: Heating Oil Tank Indoors 250/275g Fuel Shut-Off Valves: Heating Oil Supply Valve at fuel tank Other Components: Hot Water Circulator PLUMBING OBSERVATIONS Positive Attributes The water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously. Some of the plumbing fixtures within the home have been upgraded. RECOMMENDATIONS / OBSERVATIONS Water Heater Deferred Cost Item: Indirect HW storage tanks have a typical life expectancy of 15 to 20 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary. Supply Plumbing Monitor: If condensation of the cold water piping becomes a problem, this piping could be insulated. Repair: The pressure gauge for the well tank is damaged and should be replaced

29 Fixtures Monitor: The 2 ND floor bathroom plumbing fixtures are old. Repair: The kitchen faucet is leaking, the vegetable sprayer is clogged. Your Town/Address, VT. Page 29 of 41 Monitor: Mineral build up was observed at faucets and shower heads. This may suggest hard water. Continued build up at faucets and within pipes could affect the performance of the supply plumbing system. Water conditioning equipment could be installed. Monitor: The second floor bathroom vanity sink is loose

30 Your Town/Address, VT. Page 30 of 41 Repair: It is recommended that an anti-siphon device be added to the exterior hose bib(s). The anti-siphon device serves to prevent chemicals from getting into the house water supply when mixing chemicals for exterior landscaping. Discretionary Improvements Upgrading the old plumbing fixtures within the home would be a logical long term improvement. Replacement of the aging faucets within the home would be a logical long term improvement. To reduce the risk of contamination of supply water, installation of anti-siphon devices on exterior hose bibs would be wise. A larger capacity water heater may be desirable. LIMITATIONS OF PLUMBING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. Clothes washing machine connections are not inspected. Interiors of flues or chimneys which are not readily accessible are not inspected. Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report. An inspection of the sewage system is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

31 DESCRIPTION OF INTERIOR Wall And Ceiling Materials: Floor Surfaces: Window Type(s) & Glazing: Doors: Your Town/Address, VT. Page 31 of 41 Interior Drywall Paneling Wood (wainscoting) Suspended Tile Carpet Tile Vinyl/Resilient Hardwood & parquet Casement Double/Single Hung Fixed Pane Double Glazed Older double glazed with Wood Storm Windows Interior-French Doors Wood-Solid Core Panel doors Exterior Insulated Metal French-Patio Glass doors INTERIOR OBSERVATIONS General Condition of Interior Finishes On the whole, the interior finishes of the home are in good general condition. Typical flaws were observed in some areas. General Condition of Windows and Doors The newer windows are good quality. The majority of the older original windows are average quality units. General Condition of Floors The floors of the home are relatively level and walls are relatively plumb. RECOMMENDATIONS / OBSERVATIONS

32 Your Town/Address, VT. Page 32 of 41 Wall / Ceiling Finishes Monitor: Minor cracks were noted. Typical drywall flaws were observed. Repair: The basement room paneling is loose and warped due to apparent condensation in the basement. The basement room ceiling tiles are damaged, some missing and moisture damaged Floors Improve: The installation of the baseboard trim is incomplete in the second floor NW room. Windows Improve: The older windows are in mild disrepair. This is a common condition that does not necessitate immediate major repair. Trimming and adjustment, hardware improvements and glazing repairs would be logical long term improvements. In practice, improvements are usually made on an as needed basis only. The most important factor is that the window exteriors are well-maintained to avoid rot or water infiltration. Repair: The kitchen casement window(s) are inoperative or stuck shut.

33 Your Town/Address, VT. Page 33 of 41 Repair: Some of the window(s) have lost their seals. This has resulted in condensation developing between the panes of glass. This fogging of the glass is primarily a cosmetic concern, but may need to be replaced because it has lost its insulating value. Monitor: It is unknown if replacement screens are present for the wood storm windows. The owner should be consulted regarding any screens that may be in storage. Doors Repair: Doors should be trimmed or adjusted as necessary to work properly. The exterior glass patio doors leading to the rear of house should be improved to operate freely.

34 Your Town/Address, VT. Page 34 of 41. Stairways Repair, Safety Issue: For improved safety, it is recommended that a graspable hand rail be provided for all of the stairways. Basement Leakage Monitor: No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information. In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced. Discretionary Improvements Install new exterior lock sets upon taking possession of the home. LIMITATIONS OF INTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

35 DESCRIPTION OF APPLIANCES Your Town/Address, VT. Page 35 of 41 Appliances Appliances Tested: Laundry Facility: Other Components Tested: Built-in Electric Double Ovens Electric Cook top Dishwasher Refrigerator Clothes Washer Clothes Dryer 240 Volt Circuit for Dryer Dryer Vented to Building Exterior 120 Volt Circuit for Washer Hot and Cold Water Supply for Washer Waste Standpipe for Washer Cook top Exhaust Vent/Fan APPLIANCES OBSERVATIONS Positive Attributes The dish washer, wall ovens and laundry appliances are relatively newer. Most appliances that were tested responded satisfactorily. The kitchen and laundry facilities are well organized. The kitchen cabinetry, counter tops and tile flooring were in good condition RECOMMENDATIONS / OBSERVATIONS Electric Cook top Monitor: The electric cook top is an older unit. While replacement is not needed right away, it would be wise to budget for a new cook top. In the interim, a higher level of maintenance can be expected..

36 Your Town/Address, VT. Page 36 of 41 Cook top Exhaust Vent / Fan Improve: The cook top exhaust fan is inoperative as the operating switch is damaged ; this unit does not appear to have ever been vented to the exterior or at least since kitchen was renovated LIMITATIONS OF APPLIANCES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

37 DESCRIPTION OF BATHROOMS Locations/Types: 1. Main floor-3/4bath 2. Main floor-hal Bath 3. Second Floor- Full Bath Floor coverings: Tile Vinyl Tub/shower walls: Ceramic Tile/Glass Fiberglass Other Components: Exhaust fans Combination ceiling exhaust fan/electric heater in 3/4Bath BATHROOM ATTRIBUTES AND COMMENTS Your Town/Address, VT. Page 37 of 41 Bathrooms Positive comments The main floor bathrooms appear neat, clean, well organized and in good, general, up to date condition. The fixtures were in good working order. The sinks drained as expected when mechanical stoppers were pulled, no leaks were noted underneath the sinks. All faucets were secure and gave water with no apparent leaks. The sinks and toilets were firmly secure, the toilets flushed completely. The ceramic tile and glass shower walls were in good condition as well as the tile flooring. RECOMMENDATIONS / OBSERVATIONS Improve: The 2 ND floor bathroom plumbing fixtures are old and the general condition of the bathroom is in marginal condition. Repair: The 2 ND bathroom does not have a heat source and the exhaust fan is old and noisy.

38 Your Town/Address, VT. Page 38 of 41 Monitor: Mineral build up was observed at faucets and shower heads. This may suggest hard water. Continued build up at faucets and within pipes could affect the performance of the supply plumbing system. Water conditioning equipment could be installed. (The water analysis test results will note the hardness the water). Repair: The second floor bathroom vanity sink/top is loose

39 Your Town/Address, VT. Page 39 of 41 Repair: Evidence of water damage to the floor adjacent to the second floor bathtub enclosure was observed. The extent of damage is difficult to predict without removing floor coverings. LIMITATIONS OF BATHROOM INSPECTION As prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by (but not restricted to) the following conditions: Components concealed behind finished surfaces could not be inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

40 DESCRIPTION OF FIREPLACES / WOOD STOVES Your Town/Address, VT. Page 40 of 41 Fireplaces / Wood Stoves Fireplaces: Wood/Coal Stoves: Vents, Flues, Chimneys: Masonry Firebox Wood stove Fireplace Insert - Located: Living room, Other- first floor room in use as bedroom not in use (rigid insulation installed in opening) Wood Stove Located: Living room and room over garage Outside Combustion Air Not Provided Masonry Chimney-Lined Not Visible FIREPLACES / WOOD STOVES OBSERVATIONS General Comments On the whole, the fireplaces and the wood stoves and their components are in average condition. Typical flaws were observed in some areas. The bedroom fireplace was not in use, rigid insulation installed in opening

41 RECOMMENDATIONS / OBSERVATIONS Fireplaces Monitor: The fireplace chimney should be inspected and cleaned prior to operation. Your Town/Address, VT. Page 41 of 41 Wood Stove Repair, Safety Issue: The hearth extension tiles should not be directly installed on the wood floor without a proper fire proof underlayment. This represents a potential fire hazard. It is recommended that a specialist, or the fire department, be consulted for a further evaluation of this condition and the remedies available Monitor: The wood stoves and chimney flues should be inspected and cleaned by a certified chimney sweep company prior to operation. LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions The interiors of flues or chimneys are not inspected. Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected. The inspection does not involve igniting or extinguishing fires nor the determination of draft. Fireplace inserts, stoves, or firebox contents are not moved. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.