Home Inspection Report

Transcription

1 Home Inspection Report 1303 Eagle Flight Lane Fort Collins, CO Prepared for: Cury & Molly Buyer Prepared by: KBar Assessments, Inc East Harmony Road Fort Collins, CO 80528

2 10:08 July 12, 2014 Page 1 of 31 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 6 Garage/Carport 8 Electrical 9 Structure 10 Attic 10 Basement 11 Air Conditioning 11 Fireplace/Wood Stove 11 Heating System 12 Plumbing 13 Bathroom 14 Kitchen 16 Bedroom 18 Living Space 19 Laundry Room/Area 21 Summary 23

3 10:08 July 12, 2014 Page 2 of 31 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection A Acceptable Functional with no obvious signs of defect. NP Not Present Item not present or not found. NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. M Minor Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Address: 1303 Eagle Flight Lane City: Fort Collins State: CO Zip: Contact Name: Jody Agent Phone: (970) Client Name: Curt & Molly Buyer Client Address: N/A City: N/A State: N/A Zip: N/A [email protected] Property Information Client Information Inspection Company Inspector Name Wes Knackstedt Company Name KBar Assessments, Inc. Inspection Company Address: 1827 East Harmony Road Inspection Company City: Fort Collins State: CO Zip: Inspection Company Phone: (970) Fax: (970) Inspection Company [email protected] File Number: Buyer Others Present: Buyer Property Occupied: Occupied Estimated Age: 13 years Entrance Faces: Northeast Inspection Date: May 31, 2014 Start Time: 10:00 am End Time: 2:45 pm Electric On: Yes No Not Applicable Gas/Oil On: Yes No Not Applicable Water On: Yes No Not Applicable Temperature: 64 degrees Weather: Partly cloudy Soil Conditions: Damp Space Below Grade: Basement Building Type: Single family Garage: Attached Conditions

4 10:08 July 12, 2014 Page 3 of 31 Lots and Grounds 1. Driveway: Concrete: Concrete pitted and chipped, Cracks present, recommend sealing to prevent moisture entry and prolong the life of the concrete, Concrete has apparent uneven settling, surface displacements of 1/4" or more should be addressed to minimize trip and/or fall hazards, recommend consider repair when feasible 2. Walks: Concrete: Concrete pitted and chipped, Stones have an apparent uneven settling, surface displacements of 1/4" or more should be addressed to minimize trip and/or fall hazards, recommend consider repair when feasible, Handrail missing, four steps present, suggest installation 3. Steps/Stoops: Concrete with Composite Steps: Steps have an apparent improper riser height and/or riser height ratio between the steps, Fasteners used not rated for use with treated lumber, potential for the fasteners to fail, recommend replacement when feasible, Baluster and/or bottom rail openings too wide and/or high (exceed 4 inches and/or 6 inches on the stairs), recommend repair by a qualified contractor 4. Porch: Concrete 5. Patio: Concrete & Stones: Cracks present, recommend sealing to prevent moisture entry and prolong the life of the concrete, Handrail missing, four steps present, suggest installation, Soil has settled and/or eroded under the slab, concrete not properly supported, recommend repair 6. Deck: Concrete: Framing covered, Partially screened in 7. Balcony: Composite: Framing covered 8. Grading: Negative slope: The soil surface appears to slope towards foundation/home or exhibits signs of poor drainage, recommend the addition/removal of fill dirt to improve grade

5 10:08 July 12, 2014 Page 4 of 31 Lots and Grounds (Continued) Grading: (continued) 9. Vegetation: Shrubs & Trees 10. Window Wells: Treated wood without drains 11. Retaining Walls: Concrete: Some movement observed, suggeat ongoing evaluation 12. Patio Drain: Surface drain Exterior All Sides Exterior Surface 1. Type: EIFS Stucco with Stone Facade: Stone/Brick facade loose in localized areas, Siding/Stone in contact with the soil, recommend elimination of the soil contact, Sealant observed missing between stucco and non-stucco transition areas in some locations, Sealant observed deteriorated, Stucco not backwrapped in all areas at bottom of stucco, Localized holes and damage observed, Mesh observed in areas, Moisture staining/penetration observed in some areas, recommend evaluation and repair by a qualified contractor

6 10:08 July 12, 2014 Page 5 of 31 Exterior (Continued) Type: (continued) 2. Fascia: Wood: Paint deteriorated, recommend scraping and re-painting 3. Soffits: Composite Material: Water damaged with signs of mold observed in the attic, recommend evaluation and repair by a qualified contractor 4. Door Bell: Hard wired 5. Entry Doors: Wood: Missing/Damaged door seal on bottom 6. Patio Door: Metal & Glass 7. Balcony Door Wood & Glass 8. Deck Door: Metal & Glass 9. Window Screens: Vinyl mesh 10. Exterior Lighting: Surface mount: Several bulbs burned out, Loose escutcheon 11. Exterior Electric Outlets: 110 VAC GFCI: Loose outlets, Conduit separated on the south side of the garage, wiring exposed, suggest repair by a qualified electrician 12. Hose Bibs: Gate

7 10:08 July 12, 2014 Page 6 of 31 Exterior (Continued) 13. Electrical Service Underground Utilities 14. Gas Meter: Exterior surface mount at side of home 15. Main Gas Valve: Located at gas meter Roof Main Roof Surface 1.Method of Inspection: On roof 2. Material: Asphalt shingle: Fasteners backing out and/or exposed, shingles being pushed up, suggest repairs, Felt edge deteriorated and/or cut short of fascia board, required to be at least parallel with the eave, potential for water entry and damage to the soffits and fascia boards during melting of heavy snows, sugg3st installation of drip edge flashing 3.Type: Hip 4.Approximate Age: 13 years 5. Flashing: Galvanized: Kickout flashing missing on lower roof transition to siding, water damage present below, staining on stucco surface and to soffit/fascia behind garage, recommend installation/repairs by a qualified contractor 6. Valleys: Asphalt shingle 7. Plumbing Vents: PVC: Plumbing vent pipe jack seals are deteriorated, recommend replacement of the inserts

8 10:08 July 12, 2014 Page 7 of 31 Roof (Continued) 8. Roof Vents Metal: Flashing is loose and/or raised off the roof surface, recommend securing flashing to the roof surface 9. Gutters: Aluminum: Gutters loose, spikes or straps missing, Need cleaning 10. Downspouts: Aluminum 11. Leader/Extension: Aluminum & Underground: Reconnect to drains where pulling loose, Underground drain plugged and holding water in front, needs cleaned out West Chimney 12. Chimney: Stucco & frame covered pipe 13. Flue/Flue Cap: Metal: Standing water atop chimney crown 14. Chimney Flashing: Galvanized Various Chimney 15. Chimney: Metal pipe: Storm collar not sealed, water streaks present on flue pipe in attic, water damaged insulation present around flue pipe, recommend evaluation and repair by a qualified contractor 16. Flue/Flue Cap: Metal

9 10:08 July 12, 2014 Page 8 of 31 Roof (Continued) 17. Chimney Flashing: Galvanized: Flashing raised off the roof surface, recommend repair by a qualified contractor Garage/Carport Side Garage 1.Type of Structure: Attached Car Spaces: 4 2. Garage Doors: Composite Panels: Paint/Stain on trim/jamb/door is deteriorated, recommend repairs 3. Door Operation: Mechanized 4. Door Opener: Lift Master 5. Service Doors: Wood: Paint/stain deteriorated on exterior door, recommend scraping and re-painting 6. Ceiling: Drywall 7. Walls: Drywall: Drywall missing/hole or gap present in the drywall, impacting the firewall separation between the house and garage, recommend repair by a qualified contractor 8. Floor/Foundation: Poured concrete: Cracked with some upward displacement, recommend sealing cracks to maintain condition of the floor 9. Hose Bibs: Gate 10. Electrical: 110 VAC GFCI: Loose outlet, Missing outlet/switch cover plates 11. Heating: 12. Windows: Casement & Non-Opening

10 10:08 July 12, 2014 Page 9 of 31 Electrical 1.Service Size Amps: 200 Volts: VAC 2. Service: Aluminum VAC Branch Circuits: Copper VAC Branch Circuits: Copper and aluminum 5. Conductor Type: Non-metallic sheathed cable 6. Ground: Plumbing and rod in ground 7. Smoke Detectors: Present on all levels of the home 8. CO Detectors: Present near bedrooms: CO detectors not observed present near all bedrooms (i.e. basement South bedroom), recommend installation within 15 feet of each bedroom 9. GFCI: Exterior, kitchen, bathrooms, garage, basement, Laundry Room 10. AFCI: 110 volt Garage Electric Panel 11. Manufacturer: Seimens: Panel appears to be rated for 30 circuits, panel currently has 32 circuits, Evaluation by a qualified electrician is recommended 12.Maximum Capacity: 200 Amps 13. Main Breaker Size: 200 Amps 14. Breakers: Copper and Aluminum 15.Is the panel bonded? Yes No Garage Electric Panel 16. Manufacturer: Seimens: Some installed breaker(s) are not of the same manufacture as the panel, which can impact the UL listing, recommend evaluation and repair by a qualified contractor 17.Maximum Capacity: 200 Amps 18. Main Breaker Size: 125 Amps 19. Breakers: Copper and Aluminum 20.Is the panel bonded? Yes No

11 10:08 July 12, 2014 Page 10 of 31 Structure 1. Structure Type: Wood frame: Majority of the structure is not visible for inspection due to the basement being finished 2. Foundation: Poured Concrete 3. Differential Movement: No movement or displacement noted 4. Beams: Steel I-Beam 5. Joists/Trusses: Wood I-Joists 6. Piers/Posts: Poured piers and steel posts 7. Subfloor: Composite manufactured materials Attic Main Attic 1.Method of Inspection: In the attic 2. Roof Framing: 2x6 Truss 3. Sheathing: Particle board 4. Ventilation: Roof and soffit vents 5. Insulation: Blown-In Fiberglass 6. Insulation Depth: 13-14": Insulation has been moved creating areas of low or no insulation, impacting the thermal barrier, recommend insulation be re-distributed and additional insulation added if needed 7. Attic Fan: 8. House Fan: 9. Wiring/Lighting: 110 GFCI VAC 10. Moisture Penetration: Ongoing water penetration noted: Water streaks on flue pipe and/or plumbing vents indicating water penetration into the home, insulation below or around the flue pipe is water damaged, see roofing comments, Water penetration into the soffit area behind the garage, see roof flashing comments, apparent mold present, recommend evaluation and repair by a qualified contractor 11. Bathroom Fan Venting: Electric fan

12 10:08 July 12, 2014 Page 11 of 31 Basement Mechanical Room Basement 1. Unable to Inspect: 90%: Due to finished basement 2. Ceiling: Exposed framing 3. Walls: Exposed framing & Concrete 4. Floor: Concrete 5. Floor Drain: Surface drain 6. Doors: Wood 7. Windows: 8. Electrical: 110 VAC GFCI 9. Ventilation: Windows & Vents 10. Sump Pump: Sump Pit only 11. Moisture Location: Air Conditioning Exterior - West AC System 1. A/C System Operation: Appears serviceable 2. Condensate Removal: PVC 3. Exterior Unit: Pad Mounted 4.Manufacturer: Lennox 5.Model Number: 10ACB6011P Serial Number: 5801G Area Served: Whole building Approximate Age: 13 years 7.Fuel Type: VAC Temperature Differential: degrees 8.Type: Central A/C Capacity: 5 Ton 9. Visible Coil: Copper core with aluminum fins 10. Refrigerant Lines: Suction line and liquid line 11. Electrical Disconnect: Breaker disconnect Fireplace/Wood Stove Family Room Fireplace 1. Fireplace Construction: Prefab 2.Type: Gas log 3. Fireplace Insert: Standard: Gas log insert is an older model with gas controls inside the fireplace, recommend consider upgrading when feasible, Soot buildup present on interior, suggest service 4. Flue: Metal 5. Damper: Metal: Clamp installed to prevent closure 6. Hearth: Raised

13 10:08 July 12, 2014 Page 12 of 31 Fireplace/Wood Stove (Continued) Master Bedroom Fireplace 7. Fireplace Construction: Prefab 8.Type: Gas log 9. Fireplace Insert: Standard: Interior dusty/dirty and/or glass discolored/etched, recommend service and cleaning per manufacture's recommendations 10. Flue: Metal 11. Hearth: No hearth Basement Family Room Fireplace 12. Fireplace Construction: Prefab 13.Type: Gas log 14. Fireplace Insert: Standard: Interior dusty/dirty and/or glass discolored/etched, recommend service and cleaning per manufacture's recommendations 15. Flue: Tile 16. Damper: 17. Hearth: Flush mounted Heating System Basement Heating System 1. Heating System Operation: Appears functional 2.Manufacturer: Lennox 3.Model Number: G40UH60D13501 Serial Number: 5800L Type: Forced air Capacity: 132,000 BTUHR 5.Area Served: 1st floor Approximate Age: 14 years 6.Fuel Type: Natural gas 7. Heat Exchanger: 6 Burner 8. Blower Fan/Filter: Direct drive with disposable filter 9. Distribution: Metal and Insulflex duct 10. Draft Control: Automatic 11. Flue Pipe: Double wall 12. Combustion Air Vent Upper and Lower metal vent pipes 13. Controls: Limit switch 14. Humidifier: April-Aire

14 10:08 July 12, 2014 Page 13 of 31 Heating System (Continued) Basement Heating System 15. Heating System Operation: Appears functional 16.Manufacturer: Lennox 17.Model Number: G23Q Serial Number: 5800J Type: Forced air Capacity: 100,000 BTUHR 19.Area Served: Basement Approximate Age: 14 years 20.Fuel Type: Natural gas 21. Heat Exchanger: 4 Burner 22. Blower Fan/Filter: Belt drive with disposable filter 23. Distribution: Metal duct 24. Draft Control: Automatic 25. Flue Pipe: Double wall 26. Controls: Limit switch 27. Humidifier: 28. Thermostats: Programmable Plumbing 1. Service Line: Copper 2. Main Water Shutoff: Basement 3. Water Lines: Copper 4. Drain Pipes: PVC 5. Vent Pipes: PVC 6. Gas Service Lines: Cast Iron & Insulflex Basement Water Heater 7. Water Heater Operation: Functional at time of inspection 8.Manufacturer: State 9.Model Number: GS650YBRT200 Serial Number: 1050J Type: Natural gas Capacity: 50 Gal. 11.Approximate Age: 4 years Area Served: Whole building 12. Flue Pipe: Double wall

15 10:08 July 12, 2014 Page 14 of 31 Plumbing (Continued) 13. Combustion Air Vent Upper and Lower metal vent pipes 14. TPRV and Drain Tube: Plastic Basement Water Heater 15. Water Heater Operation: Functional at time of inspection 16.Manufacturer: State 17.Model Number: GS650YBRT200 Serial Number: 1050J Type: Natural gas Capacity: 50 Gal. 19.Approximate Age: 4 years Area Served: Whole building 20. Flue Pipe: Double wall 21. Combustion Air Vent Upper and Lower metal vent pipes 22. TPRV and Drain Tube: Plastic Bathroom 1st floor near garage Bathroom 1. Closet: 2. Ceiling: Drywall 3. Walls: Drywall 4. Floor: Ceramic tile 5. Doors: Wood 6. Windows: 7. Electrical: 110 VAC GFCI 8. Counter/Cabinet: Ceramic Tile with Laminate and Wood 9. Sink/Basin: Porcelain coated 10. Faucets/Traps: Moen fixtures with a PVC trap 11. Tub/Surround: 12. Shower/Surround: 13. Toilets: Kohler 14. HVAC Source: Heating system register 15. Ventilation: Electric ventilation fan 1st floor main Bathroom 16. Closet: 17. Ceiling: Drywall 18. Walls: Drywall 19. Floor: Ceramic tile 20. Doors: Wood 21. Windows: Non-opening 22. Electrical: 110 VAC GFCI 23. Counter/Cabinet: 24. Sink/Basin: Pedestal 25. Faucets/Traps: Moen fixtures with a metal trap: Missing or faulty drain stopper 26. Tub/Surround: 27. Shower/Surround: Fiberglass pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair 28. Toilets: Kohler 29. HVAC Source: Heating system register 30. Ventilation: Electric ventilation fan

16 10:08 July 12, 2014 Page 15 of 31 Bathroom (Continued) Master Bathroom 31. Closet: 32. Ceiling: Drywall 33. Walls: Drywall 34. Floor: Hardwood 35. Doors: Wood: The door will not latch to toilet needs adjustment 36. Windows: Casement & Non-Opening 37. Electrical: 110 VAC GFCI 38. Counter/Cabinet: Ceramic Tile with Laminate and Wood 39. Sink/Basin: Porcelain coated 40. Faucets/Traps: Unlabeled fixtures with a PVC trap: Missing or faulty drain stopper, Slow draining noted- recommend cleaning trap 41. Shower/Surround: Ceramic Tile pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair 42. Spa Tub/Surround: Fiberglass tub and ceramic tile surround: Caulking/grout deteriorated, recommend replacement, No access panel present, could not inspect pump and lines, Left jets had low flow, winning sound and jets were surging, suggest repairs 43. Toilets: Kohler 44. HVAC Source: Heating system register 45. Ventilation: Electric ventilation fan and window Basement Jack n Jill Bathroom 46. Closet: 47. Ceiling: Drywall 48. Walls: Drywall 49. Floor: Ceramic tile: Loose/cracked tile/grout, repair as required 50. Doors: Wood 51. Windows: Casement 52. Electrical: 110 VAC GFCI 53. Counter/Cabinet: Ceramic Tile with Laminate and Wood: Caulking/grout deteriorated, recommend repair 54. Sink/Basin: Porcelain coated 55. Faucets/Traps: Moen fixtures with a PVC trap 56. Tub/Surround: 57. Shower/Surround: Fiberglass pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair 58. Toilets: Kohler 59. HVAC Source: Heating system register 60. Ventilation: Electric ventilation fan and window Basement main Bathroom 61. Closet: Single small 62. Ceiling: Drywall 63. Walls: Drywall 64. Floor: Ceramic tile 65. Doors: Wood 66. Windows: 67. Electrical: 110 VAC GFCI 68. Counter/Cabinet: 69. Sink/Basin: Pedestal 70. Faucets/Traps: Moen fixtures with a metal trap 71. Tub/Surround:

17 10:08 July 12, 2014 Page 16 of 31 Bathroom (Continued) 72. Shower/Surround: 73. Toilets: Kohler 74. HVAC Source: 75. Ventilation: Electric ventilation fan Basement East Bathroom 76. Closet: 77. Ceiling: Drywall: Water stains/damage active water leak present in ceiling near tub, leak is below kitchen single sink and observed floor damage, moisture intrusion holds the potential for microbial growth, recommend evaluation and repair by a qualified contractor 78. Walls: Drywall 79. Floor: Ceramic tile 80. Doors: Hollow wood 81. Windows: 82. Electrical: 110 VAC GFCI 83. Counter/Cabinet: Ceramic Tile with Laminate and Wood 84. Sink/Basin: Porcelain coated 85. Faucets/Traps: Moen fixtures with a PVC trap 86. Tub/Surround: Porcelain tub and ceramic tile surround 87. Shower/Surround: 88. Toilets: Kohler 89. HVAC Source: Heating system register 90. Ventilation: Electric ventilation fan Kitchen 1st Floor Kitchen 1. Cooking Appliances: DCS 2. Ventilator: Thermador 3. Disposal: In-Sinkerator 4. Dishwasher: Bosch: Not properly secured to counter/base cabinets, repair 5.Air Gap Present? Yes No 6. Refrigerator: General Electric 7. Sink: Stainless Steel 8. Electrical: 110 VAC GFCI 9. Plumbing/Fixtures: Unmarked with PVC trap 10. Counter Tops: Granite 11. Cabinets: Laminate and wood

18 10:08 July 12, 2014 Page 17 of 31 Kitchen (Continued) 12. Pantry: Walk In 13. Ceiling: Drywall 14. Walls: Drywall 15. Floor: Hardwood: Floor squeaks noted, Flooring feels cupped, likely due to water damage, water leak appears to be active as water penetration observed in basement bathroom, moisture intrusion holds the potential for microbial growth, recommend evaluation and repair by a qualified contractor 16. Doors: Wood 17. Windows: Casement 18. HVAC Source: Heating system register Basement Kitchen 19. Cooking Appliances: 20. Ventilator: 21. Disposal: 22. Dishwasher: Kenmore 23.Air Gap Present? Yes No 24. Refrigerator: Kenmore 25. Sink: Porcelain Coated 26. Electrical: 110 VAC GFCI 27. Plumbing/Fixtures: Unmarked with PVC trap 28. Counter Tops: Ceramic Tile: Caulking/grout deteriorated, recommend repair/replacement 29. Cabinets: Laminate and wood Ceiling: Drywall 32. Walls: Drywall 33. Floor: Ceramic tile 34. Doors: 35. Windows: 36. HVAC Source:

19 10:08 July 12, 2014 Page 18 of 31 Bedroom Basement - east Bedroom 1. Closet: Walk In 2. Ceiling: Drywall 3. Walls: Drywall 4. Floor: Carpet 5. Doors: Wood 6. Windows: Casement & Non-Opening 7. Electrical: 110 VAC outlets and lighting circuits 8. HVAC Source: Heating system register Basement - Northeast Bedroom 9. Closet: Walk In 10. Ceiling: Drywall 11. Walls: Drywall 12. Floor: Carpet 13. Doors: Wood 14. Windows: Casement & Non-Opening 15. Electrical: 110 VAC outlets and lighting circuits 16. HVAC Source: Heating system register Basement - Southwest Bedroom 17. Closet: One Large 18. Ceiling: Drywall 19. Walls: Drywall 20. Floor: Carpet 21. Doors: Wood: The door will not latch, needs adjustment 22. Windows: Casement & Non-Opening 23. Electrical: 110 VAC outlets and lighting circuits 24. HVAC Source: Heating system register 1st Floor Master Bedroom 25. Closet: Walk In 26. Ceiling: Drywall: Nail/Fastener pop(s) present 27. Walls: Drywall 28. Floor: Laminate 29. Doors: French 30. Windows: Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 31. Electrical: 110 VAC outlets and lighting circuits 32. HVAC Source: Heating system register

20 10:08 July 12, 2014 Page 19 of 31 Living Space Basement Hallway Living Space 1. Closet: Walk In and Large 2. Ceiling: Drywall 3. Walls: Drywall 4. Floor: Laminate: Tack strip left in closet 5. Doors: Wood 6. Windows: 7. Electrical: 110 VAC outlets and lighting circuits 8. HVAC Source: Basement Stairwell Living Space 9. Closet: 10. Ceiling: Drywall 11. Walls: Drywall 12. Floor: Laminate 13. Doors: 14. Windows: 15. Electrical: 110 VAC lighting circuit 16. HVAC Source: 17. Handrail/Guardrail Wood & Metal Basement Work Room Living Space 18. Closet: 19. Ceiling: Drywall 20. Walls: Drywall 21. Floor: Carpet 22. Doors: Wood 23. Windows: 24. Electrical: 110 VAC outlets and lighting circuits 25. HVAC Source: Heating system register Basement Family Room Living Space 26. Closet: 27. Ceiling: Drywall 28. Walls: Drywall 29. Floor: Laminate 30. Doors: 31. Windows: Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 32. Electrical: 110 VAC outlets and lighting circuits: Loose outlets 33. HVAC Source: Heating system register Entry/1st Floor Hall Living Space 34. Closet: One Large 35. Ceiling: Drywall 36. Walls: Drywall 37. Floor: Ceramic tile

21 10:08 July 12, 2014 Page 20 of 31 Living Space (Continued) 38. Doors: Wood 39. Windows: Non-opening 40. Electrical: 110 VAC outlets and lighting circuits 41. HVAC Source: Heating system register 1st Floor Office Living Space 42. Closet: 43. Ceiling: Drywall 44. Walls: Drywall 45. Floor: Carpet 46. Doors: French 47. Windows: Casement & Non-Opening 48. Electrical: 110 VAC outlets and lighting circuits 49. HVAC Source: Heating system register Dining Room Living Space 50. Closet: 51. Ceiling: Drywall 52. Walls: Drywall 53. Floor: Hardwood 54. Doors: 55. Windows: Casement & Non-Opening: Shutter installed so right window can not be opened, suggest repairs 56. Electrical: 110 VAC outlets and lighting circuits 57. HVAC Source: Heating system register Family Room Living Space 58. Closet: 59. Ceiling: Drywall 60. Walls: Drywall 61. Floor: Hardwood: Gapping in hardwood flooring noted 62. Doors: 63. Windows: Awning & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 64. Electrical: 110 VAC outlets and lighting circuits 65. HVAC Source: Heating system register Breakfast Area Living Space 66. Closet: 67. Ceiling: Drywall 68. Walls: Drywall 69. Floor: Hardwood: Gapping in hardwood flooring noted 70. Doors:

22 10:08 July 12, 2014 Page 21 of 31 Living Space (Continued) 71. Windows: Awning, Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 72. Electrical: 110 VAC outlets and lighting circuits 73. HVAC Source: Heating system register Garage Hall Living Space 74. Closet: Single small 75. Ceiling: Drywall 76. Walls: Drywall 77. Floor: Ceramic tile 78. Doors: Wood 79. Windows: 80. Electrical: 110 VAC outlets and lighting circuits 81. HVAC Source: Heating system register Laundry Room/Area 1st Floor Laundry Room/Area 1. Closet: 2. Ceiling: Drywall 3. Walls: Drywall 4. Floor: Ceramic tile 5. Doors: Wood 6. Windows: Casement 7. Electrical: 110 VAC GFCI 8. HVAC Source: Heating system register 9. Laundry Tub: PVC 10. Laundry Tub Drain: Delta with PVC trap 11. Washer Hose Bib: Gate valves 12. Washer and Dryer Electrical: VAC 13. Dryer Vent: Metal flex 14. Dryer Gas Line: 15. Washer Drain: Wall mounted drain Final Comments A finished basement and/or towhome/condo prevents the visual inspection of foundation walls, floors, mechanical, and structural components. The home is occupied by seller/tenant with their personal belongings and furniture, which may limit the inspection in some areas. This inspection does not contain complete information as to the condition of systems or components in the home, but is a limited inspection based on visual observations made at the time of inspection. The inspection is performed according to the ASHI Standards of Practice. This inspection and the opinions offered in this report are rendered solely and exclusively for our client. Unless otherwise noted, the house exterior was observed from the ground level. A board by board search was not performed and is beyond the scope of this inspection. The inspection and report are NOT intended to be: an engineering report, a determination of any regulation building code

23 10:08 July 12, 2014 Page 22 of 31 Final Comments (Continued) compliance; guarantees or warranties of any kind; technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. Detection of concealed moisture intrusion, mold, and/or wood decay behind exterior cladding is beyond the scope of this home inspection. Chimney/flue inspection can be limited due to height, cap, etc. This inspection only covers the visible portion of the flue. Testing of all smoke detectors is beyond the scope of this inspection. If is recommended that the smoke detectors be tested and/or replaced per manufacturer's guidelines. The inspection of the roof is to determine if portions of the roof are damaged, missing, and/or deteriorating and subject to possible leaking. Portions of the roof including underlayment and decking are not visible and cannot be evaluated during the visual inspection. Therefore, the inspection is not a guarantee or certification that the roof will not leak now or in the future. It is very important that water drain and runoff away from the house and foundation to minimize the chance of water infiltration into the basement or crawlspace. The ground, walkways, patios, etc. should be a minimum of 4 inches and slope away from the house for the first six feet at least one inch per foot around the perimeter of the house. It is suggested that a qualified contractor perform annual maintenance on the heating and air conditioning, if applicable, system. The Summary pages are provided to allow the reader a brief overview of the report and is not encompassing. The entire Inspection Report, including the ASHI Standards of Practice and Inspection Agreement must be carefully read to fully assess the findings of the inspection. It is recommended that any deficiencies and components/systems related to these deficiencies noted in the report be evaluated/inspected and repaired as needed by licensed contractors/professionals PRIOR TO THE CLOSING OF ESCROW. Further evaluation prior to the close of escrow is recommended so a properly licensed contractor/professional can evaluate our concerns further and inspect the remainder of the system or component for additional concerns that may be outside our area of expertise or the scope of the inspection. USE BY THIRD PARTIES This report was prepared pursuant to the contract KBar Assessments, Inc. (KBar) has with the Client designated in this report. That contractual relationship included an exchange of information about the property that was unique and between KBar and its client and serves as the basis upon which this report was prepared. Because of the importance of the communication between KBar and its client, reliance or any use of this report by anyone other than Client designated in this report, for whom it was prepared, is prohibited and therefore not foreseeable to KBar. Reliance or use by any such third party without explicit authorization in the report does not make said third party a third party beneficiary to KBar's contract with Client designated in this report. Any such unauthorized reliance on or use of this report, including any of its information or conclusions, will be at the third party's risk. For the same reasons, no warranties or representations, expressed or implied in this report, are made to any such third party. Third party reliance letters may be issued on request, approval by the Client designated in this report, and upon payment of the, then current fee for such letters. All third parties relying on KBar's reports, by such reliance, agree to be bound by the proposal and KBar's General Conditions. No reliance by any party is permitted without such agreement, regardless of the content of the reliance letter itself.

24 10:08 July 12, 2014 Page 23 of 31 Minor Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Driveway: Concrete: Concrete pitted and chipped, Cracks present, recommend sealing to prevent moisture entry and prolong the life of the concrete, Concrete has apparent uneven settling, surface displacements of 1/4" or more should be addressed to minimize trip and/or fall hazards, recommend consider repair when feasible 2. Retaining Walls: Concrete: Some movement observed, suggeat ongoing evaluation Exterior 3. Fascia: Wood: Paint deteriorated, recommend scraping and re-painting 4. Entry Doors: Wood: Missing/Damaged door seal on bottom 5. Exterior Lighting: Surface mount: Several bulbs burned out, Loose escutcheon Roof 6. Main Roof Surface Material: Asphalt shingle: Fasteners backing out and/or exposed, shingles being pushed up, suggest repairs, Felt edge deteriorated and/or cut short of fascia board, required to be at least parallel with the eave, potential for water entry and damage to the soffits and fascia boards during melting of heavy snows, sugg3st installation of drip edge flashing 7. Roof Vents Metal: Flashing is loose and/or raised off the roof surface, recommend securing flashing to the roof surface 8. Gutters: Aluminum: Gutters loose, spikes or straps missing, Need cleaning

25 10:08 July 12, 2014 Page 24 of 31 Minor Summary (Continued) 9. Leader/Extension: Aluminum & Underground: Reconnect to drains where pulling loose, Underground drain plugged and holding water in front, needs cleaned out 10. West Chimney Flue/Flue Cap: Metal: Standing water atop chimney crown 11. Various Chimney Chimney Flashing: Galvanized: Flashing raised off the roof surface, recommend repair by a qualified contractor Garage/Carport 12. Side Garage Garage Doors: Composite Panels: Paint/Stain on trim/jamb/door is deteriorated, recommend repairs 13. Side Garage Service Doors: Wood: Paint/stain deteriorated on exterior door, recommend scraping and re-painting 14. Side Garage Floor/Foundation: Poured concrete: Cracked with some upward displacement, recommend sealing cracks to maintain condition of the floor 15. Side Garage Electrical: 110 VAC GFCI: Loose outlet, Missing outlet/switch cover plates Attic 16. Main Attic Insulation Depth: 13-14": Insulation has been moved creating areas of low or no insulation, impacting the thermal barrier, recommend insulation be re-distributed and additional insulation added if needed Fireplace/Wood Stove 17. Family Room Fireplace Fireplace Insert: Standard: Gas log insert is an older model with gas controls inside the fireplace, recommend consider upgrading when feasible, Soot buildup present on interior, suggest service

26 10:08 July 12, 2014 Page 25 of 31 Minor Summary (Continued) 18. Master Bedroom Fireplace Fireplace Insert: Standard: Interior dusty/dirty and/or glass discolored/etched, recommend service and cleaning per manufacture's recommendations 19. Basement Family Room Fireplace Fireplace Insert: Standard: Interior dusty/dirty and/or glass discolored/etched, recommend service and cleaning per manufacture's recommendations Bathroom 20. 1st floor main Bathroom Faucets/Traps: Moen fixtures with a metal trap: Missing or faulty drain stopper 21. 1st floor main Bathroom Shower/Surround: Fiberglass pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair 22. Master Bathroom Doors: Wood: The door will not latch to toilet needs adjustment 23. Master Bathroom Faucets/Traps: Unlabeled fixtures with a PVC trap: Missing or faulty drain stopper, Slow draining noted- recommend cleaning trap 24. Master Bathroom Shower/Surround: Ceramic Tile pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair 25. Master Bathroom Spa Tub/Surround: Fiberglass tub and ceramic tile surround: Caulking/grout deteriorated, recommend replacement, No access panel present, could not inspect pump and lines, Left jets had low flow, winning sound and jets were surging, suggest repairs 26. Basement Jack n Jill Bathroom Floor: Ceramic tile: Loose/cracked tile/grout, repair as required 27. Basement Jack n Jill Bathroom Counter/Cabinet: Ceramic Tile with Laminate and Wood: Caulking/grout deteriorated, recommend repair 28. Basement Jack n Jill Bathroom Shower/Surround: Fiberglass pan and ceramic tile surround: Caulking/grout deteriorated, recommend repair Kitchen 29. 1st Floor Kitchen Dishwasher: Bosch: Not properly secured to counter/base cabinets, repair 30. Basement Kitchen Counter Tops: Ceramic Tile: Caulking/grout deteriorated, recommend repair/replacement Bedroom 31. Basement - Southwest Bedroom Doors: Wood: The door will not latch, needs adjustment 32. 1st Floor Master Bedroom Ceiling: Drywall: Nail/Fastener pop(s) present

27 10:08 July 12, 2014 Page 26 of 31 Minor Summary (Continued) Living Space 33. Basement Hallway Living Space Floor: Laminate: Tack strip left in closet 34. Basement Family Room Living Space Electrical: 110 VAC outlets and lighting circuits: Loose outlets 35. Dining Room Living Space Windows: Casement & Non-Opening: Shutter installed so right window can not be opened, suggest repairs 36. Family Room Living Space Floor: Hardwood: Gapping in hardwood flooring noted 37. Breakfast Area Living Space Floor: Hardwood: Gapping in hardwood flooring noted

28 10:08 July 12, 2014 Page 27 of 31 Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Walks: Concrete: Concrete pitted and chipped, Stones have an apparent uneven settling, surface displacements of 1/4" or more should be addressed to minimize trip and/or fall hazards, recommend consider repair when feasible, Handrail missing, four steps present, suggest installation 2. Steps/Stoops: Concrete with Composite Steps: Steps have an apparent improper riser height and/or riser height ratio between the steps, Fasteners used not rated for use with treated lumber, potential for the fasteners to fail, recommend replacement when feasible, Baluster and/or bottom rail openings too wide and/or high (exceed 4 inches and/or 6 inches on the stairs), recommend repair by a qualified contractor 3. Patio: Concrete & Stones: Cracks present, recommend sealing to prevent moisture entry and prolong the life of the concrete, Handrail missing, four steps present, suggest installation, Soil has settled and/or eroded under the slab, concrete not properly supported, recommend repair 4. Grading: Negative slope: The soil surface appears to slope towards foundation/home or exhibits signs of poor drainage, recommend the addition/removal of fill dirt to improve grade Exterior 5. All Sides Exterior Surface Type: EIFS Stucco with Stone Facade: Stone/Brick facade loose in localized areas, Siding/Stone in contact with the soil, recommend elimination of the soil contact, Sealant observed missing between stucco and non-stucco transition areas in some locations, Sealant observed deteriorated, Stucco not backwrapped in all areas at bottom of stucco, Localized holes and damage observed, Mesh observed in areas,

29 10:08 July 12, 2014 Page 28 of 31 Defective Summary (Continued) Type: (continued) Moisture staining/penetration observed in some areas, recommend evaluation and repair by a qualified contractor 6. Soffits: Composite Material: Water damaged with signs of mold observed in the attic, recommend evaluation and repair by a qualified contractor 7. Exterior Electric Outlets: 110 VAC GFCI: Loose outlets, Conduit separated on the south side of the garage, wiring exposed, suggest repair by a qualified electrician Roof 8. Flashing: Galvanized: Kickout flashing missing on lower roof transition to siding, water damage present below, staining on stucco surface and to soffit/fascia behind garage, recommend installation/repairs by a qualified contractor

30 10:08 July 12, 2014 Page 29 of 31 Defective Summary (Continued) 9. Plumbing Vents: PVC: Plumbing vent pipe jack seals are deteriorated, recommend replacement of the inserts 10. Various Chimney Chimney: Metal pipe: Storm collar not sealed, water streaks present on flue pipe in attic, water damaged insulation present around flue pipe, recommend evaluation and repair by a qualified contractor Garage/Carport 11. Side Garage Walls: Drywall: Drywall missing/hole or gap present in the drywall, impacting the firewall separation between the house and garage, recommend repair by a qualified contractor Electrical 12. CO Detectors: Present near bedrooms: CO detectors not observed present near all bedrooms (i.e. basement South bedroom), recommend installation within 15 feet of each bedroom 13. Garage Electric Panel Manufacturer: Seimens: Panel appears to be rated for 30 circuits, panel currently has 32 circuits, Evaluation by a qualified electrician is recommended 14. Garage Electric Panel Manufacturer: Seimens: Some installed breaker(s) are not of the same manufacture as the panel, which can impact the UL listing, recommend evaluation and repair by a qualified contractor Attic 15. Main Attic Moisture Penetration: Ongoing water penetration noted: Water streaks on flue pipe and/or plumbing vents indicating water penetration into the home, insulation below or around the flue pipe is water damaged, see roofing comments, Water penetration into the soffit area behind the garage, see roof flashing comments, apparent mold present, recommend evaluation and repair by a qualified contractor

31 10:08 July 12, 2014 Page 30 of 31 Attic (Continued) Moisture Penetration: (continued) Bathroom 16. Basement East Bathroom Ceiling: Drywall: Water stains/damage active water leak present in ceiling near tub, leak is below kitchen single sink and observed floor damage, moisture intrusion holds the potential for microbial growth, recommend evaluation and repair by a qualified contractor Kitchen 17. 1st Floor Kitchen Floor: Hardwood: Floor squeaks noted, Flooring feels cupped, likely due to water damage, water leak appears to be active as water penetration observed in basement bathroom, moisture intrusion holds the potential for microbial growth, recommend evaluation and repair by a qualified contractor Bedroom 18. 1st Floor Master Bedroom Windows: Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor Living Space 19. Basement Family Room Living Space Windows: Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 20. Dining Room Living Space Floor: Hardwood

32 10:08 July 12, 2014 Page 31 of 31 Defective Summary (Continued) 21. Family Room Living Space Windows: Awning & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor 22. Breakfast Area Living Space Windows: Awning, Casement & Non-Opening: Moisture/fogging present inside the layers of glass, indicating window seal is broken, recommend repair/replacement by a qualified contractor