Building Inspection Report

Transcription

1 Building Inspection Report 3645 Sample RD. Riecken Home Inspections, IN Inspection Date: Prepared For: Home Buyer Prepared By: Riecken Home Inspections 345 N. 2nd St Elberfeld IN, Report Number: Inspector: Brandon L. Riecken 2013 Riecken Home Inspections

2 THE HOUSE IN PERSPECTIVE Page 2 of 24 Report Overview This is a well built 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. Please remember that there is no such thing as a perfect home. 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 west. 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. SAFETY ISSUES Outlets Safety Issue: The ground fault circuit interrupter (GFCI) outlet did not respond correctly to testing during the inspection. This receptacle should be replaced. (Just right of electric panel in detached garage) REPAIR ITEMS Chimneys Repair: The cap of the masonry chimney should have a preservative applied to it. (Both Chimneys) Gutters & Downspouts Repair: The gutters require cleaning to avoid spilling roof runoff around the building a potential source of water entry or water damage. (Around Home) Porch Repair: The porch columns show evidence of rotting. Recomend Repiar of rotten areas or replacement. (Bases of columns on Front Porch) Landscaping Repair: Vines growing on exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage. (NE corner of home)

3 Wall / Ceiling Finishes Repair: Water damage was noted. (Top of stairs coming from garage. 48% moisture) Page 3 of 24 Windows Repair: Window has rotten areas and should be repaired or replaced. (Second floor front windows both bedrooms) Repair: Window has lost its seal and should be repaired or replaced. (Over master bed) Stairways Repair: Loose stairway handrails should be better secured. (Main stair rail) Crawl Space Repair: All wood debris and/or trash should be removed from the crawl space. Organic debris around a property increases risk of insect or rot damage. Repair: All potential vermin entry points to the crawl space should be sealed to reduce risk of pest activity or damage. (NE corner hole) Repair: There is evidence of vermin activity in the crawl space. A pest control specialist should be consulted for treatment and control advice. (Termite Tubes, Mice Feces) Repair: Damaged ductwork in the crawl space should be repaired. Improper duct work increases heating/cooling costs and can also cause building damage. (Insulation has fallen off main trunk in crawl) Repair: Standing water was observed in the crawl space. Wet crawl spaces risk building damage from rot and insects and can cause interior mold or mildew. Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see Exterior ). This condition should then be monitored to determine if additional, potentially costly measures are necessary. (North end of home) Roof Repair: Substantial evidence of roof leaks was observed. Please refer to the Roofing section of the report for recommendations. (Three valleys on the SE corner of home show evidence of cracked shingles and water stain and wood rot on decking in attic.) Flashings Repair: The flashing is old and should be replaced to avoid leaks. (Boot is missing rubber section to keep water tight on east side of roof) Main Panel Repair: Circuits within the main distribution panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. (GFCI breaker in panel) Outlets Repair: An outlet is loose. It should be replaced. (Outlet off bathroom on 2 nd floor in hallway.) Switches Repair: The inoperative light switch should be repaired. (Couldn t find what two switches in closet with key rack operated.) Lights Repair: The light is inoperative. If the bulbs are not blown, the circuit should be repaired. (A few bulbs around home) Furnace Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat. (Central Air Unit off master bedroom shows sign of condensation problems. The wood below that unit is wet and possible fungi growing in crawlspace) Gas Piping Repair, Safety Issue: A gas leak was detected. This is a serious safety concern. (On/Off valve to gas fireplace in living Rm. This pipe does not leak if shut off but when turned on the valve catches fire Shown in picture.) Supply Plumbing Improve, Repair: The water piping lacks adequate support, recommend a qualified contractor for further evaluation. (Several clips are breaking in crawl space that supports water pipes. Recommend replacing clips)

4 Page 4 of 24 Fixtures Repair: The sink drain does not work properly recommend fix or replace. (Middle bathroom 2 nd floor, left sink master bath) Repair: The toilet tank mechanism is leaking water around the seal and ideally should be replaced (Master Bathroom) Repair: The faucet drain mechanism is leaking. (2 nd floor north bathroom sink) Doors Repair: Doors should be trimmed or adjusted as necessary to work properly. (Door knob latch needs adjusted to close properly in laundry Rm.) Waste / Vent Repair: The waste piping does not have sufficient slope for proper drainage. (Kitchen sink off garbage disposal) Central Air Conditioning Repair: The outdoor unit of the air conditioning system requires cleaning. (Leaved inside units) Attic / Roof Repair: Exhaust vent pipes from the bathroom(s) should be vented to the building exterior. (All of them) Crawl Space Repair: Vents at or bellow ground level should have a well dug out infront of it filled with gravel. (East side of home just around the corner of AC units.) Supply Plumbing Repair: A supply valve handle is missing to main shut off. (Next to water heater) IMPROVEMENT ITEMS Crawl Space Improve: The moisture (vapor) barrier in the crawl space floor should be adjusted to cover all areas of exposed soil. ITEMS TO MONITOR Exterior Walls Porch Monitor: The porch has settled relative to the house proper. This is a common condition that should be monitored. Driveway Monitor: The soil below the driveway has settled and/or heaved. Persisting movement may result in the need for resurfacing. (Looks to be associated with tree in driveway.) Wall / Ceiling Finishes Monitor: Damage to the interior finish was observed. (Nail pops, minor cracks) Foundation Monitor: Minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary. (Front porch, next to chimney at front of home) Foundation Monitor: There does not appear to be a footer under foundation wall. (Footer was poured but seemed to have gotten off track. Just a small corner of concrete block over hanging footer. Roof Monitor: Evidence of condensation was observed on the underside of the roof sheathing. This can weaken the sheathing and ultimately necessitate replacement. Improved roof and attic ventilation (see Insulation and Ventilation) can reduce condensation. During re-roofing, the sheathing should be investigated to determine if replacement is needed. (Three valleys on SE side of roof)

5 Page 5 of 24 Wood Boring Insects Monitor: Evidence of wood destroying insect activity was observed and there is risk of additional hidden damage. If the property has not already been treated, a licensed pest control specialist should be engaged. Wood destroying insect can do a substantial amount of damage to the wood structural components of a home. DEFERRED COST ITEMS Deferred Cost Item: The roofing is near the end of its life. Minor repairs might be possible to extend the roof life and to defer leaks. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. Expect to replace the roof soon. Recommend roofing contractor for further evaluation. THE SCOPE OF THE INSPECTION All components designated for inspection in the ASHI 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 Wet weather conditions prevailed at the time of the inspection. The estimated outside temperature was 45 degrees F. RECENT WEATHER CONDITIONS Wet weather conditions have been experienced in the days leading up to the inspection.

6 DESCRIPTION OF STRUCTURE Page 6 of 24 Structure Foundation: Columns: Floor Structure: Wall Structure: Ceiling Structure: Roof Structure: Concrete Block Brick Concrete Block Wood Joist Wood Frame Joist Rafters Oriented Strand Board (OSB) STRUCTURE OBSERVATIONS Positive Attributes The construction of the home is good quality. The materials and workmanship, where visible, are good. The visible joist spans appear to be within typical construction practices. The inspection did not discover evidence of substantial structural movement. RECOMMENDATIONS / OBSERVATIONS Foundation Monitor: Minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary. Repair: There does not appear to be a footer under foundation wall. Recommend repair. Crawl Space Repair: All wood debris and/or trash should be removed from the crawl space. Organic debris around a property increases risk of insect or rot damage. Repair: All potential vermin entry points to the crawl space should be sealed to reduce risk of pest activity or damage. Repair: There is evidence of vermin activity in the crawl space. A pest control specialist should be consulted for treatment and control advice. Repair: Damaged ductwork in the crawl space should be repaired. Improper duct work increases heating/cooling costs and can also cause building damage. Repair: Standing water was observed in the crawl space. Wet crawl spaces risk building damage from rot and insects and can cause interior mold or mildew. Roof and lot drainage repairs or improvements should be addressed as a first step to controlling water in the crawl space (see Exterior ). This condition should then be monitored to determine if additional, potentially costly measures are necessary. Roof Monitor: Evidence of condensation was observed on the underside of the roof sheathing. This can weaken the sheathing and ultimately necessitate replacement. Improved roof and attic ventilation (see Insulation and Ventilation) can reduce condensation. During re-roofing, the sheathing should be investigated to determine if replacement is needed. Repair: Substantial evidence of roof leaks were observed. Please refer to the Roofing section of the report for recommendations. Wood Boring Insects Monitor: Evidence of wood destroying insect activity was observed and there is risk of additional hidden damage. If the property has not already been treated, a licensed pest control specialist should be engaged. Wood destroying insect can do a substantial amount of damage to the wood structural components of a home. LIMITATIONS OF STRUCTURE 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:

7 Page 7 of 24 Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components were 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. Hole that should be sealed in crawl space. Corner that is not over footer. Plastic that needs spread out over dirt. Insulation that has fallen off ducting. Termite tubes in crawl Standing water in crawl

8 DESCRIPTION OF ROOFING Page 8 of 24 Roofing Roof Covering: Roof Flashings: Chimneys: Roof Drainage System: Method of Inspection: Asphalt Shingle Metal Masonry Aluminum Downspouts discharge below grade Walked on roof Viewed from ladder at eave ROOFING OBSERVATIONS Positive Attributes 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. General Comments In all, the roof coverings show evidence of normal wear and tear for a home of this age. The roof coverings are old and are at or near the end of its useful life. RECOMMENDATIONS / OBSERVATIONS Deferred Cost Item: The roofing is near the end of its life. Minor repairs might be possible to extend the roof life and to defer leaks. Damaged or missing roofing material should be repaired. All roof penetrations should be examined and sealed as necessary. Expect to replace the roof soon. Chimneys Repair: The cap of the masonry chimney should have a preservative applied to it. Gutters & Downspouts Repair: The gutters require cleaning to avoid spilling roof runoff around the building a potential source of water entry or water damage. Flashings Repair: The flashing is old and should be replaced to avoid leaks. 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 all of the underside of the roof sheathing is inspected for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes. 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 build up, 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. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

9 Page 9 of 24 Arrows pointing at problem areas on roof. Some minor spalling on chimney Chimney caps need to be resealed. Hole in boot allowing water in.

10 Page 10 of 24 Painting needed Moisture showing through on decking of roof indicating a few leeks.

11 DESCRIPTION OF EXTERIOR Page 11 of 24 Exterior Wall Covering: Eaves, Soffits, And Fascias: Exterior Doors: Window/Door Frames and Trim: Entry Driveways: Entry Walkways And Patios: Porches, Decks, Steps, Railings: Overhead Garage Door(s): Surface Drainage: Metal Siding Aluminum Metal Wood Metal-Covered Asphalt Concrete Concrete Brick Brick Steel Automatic Opener Installed Level Grade EXTERIOR OBSERVATIONS Positive Attributes The aluminum soffits and fascia are a low-maintenance feature of the exterior of the home. There is no significant wood/soil contact around the perimeter of the house, thereby reducing the risk of insect infestation or rot. 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 garage appears to be fully insulated. The garage completely finished. Freeze resistant hose bibs (exterior faucets) have been installed. General Comments The exterior of the home shows normal wear and tear for a home of this age. RECOMMENDATIONS / OBSERVATIONS Exterior Walls Porch Monitor: The porch has settled relative to the house proper. This is a common condition that should be monitored. If the porch supports have not already been repaired, replacement may be needed. Repair: The porch columns show evidence of rotting. Recommend repair of rotten areas or replacement. Driveway Monitor: The soil below the driveway has settled and/or heaved. Persisting movement may result in the need for resurfacing. Landscaping Repair: Vines growing on exterior walls should be kept trimmed away from siding, window trims, and the eaves to reduce risk of insect and water damage. Discretionary Improvements It is recommended that there be 4 to 6 inches of clearance from the siding to finish grade. This will enable owner to check for visible sign of vermin and or insects. 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.

12 Page 12 of 24 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. Cracks on porch Minor rot on pillars Vines on home Siding cracked on detached garage

13 DESCRIPTION OF ELECTRICAL Page 13 of 24 Electrical Size of Electrical Service: Service Drop: Service Entrance Conductors: Service Equipment & Main Disconnects: Service Grounding: Service Panel & Overcurrent Protection: Sub-Panel(s): Distribution Wiring: Wiring Method: Switches & Receptacles: Ground Fault Circuit Interrupters: Smoke Detectors: 120/240 Volt Second Service - Service Size: 200 Amps Underground Aluminum Main Service Rating 200 Amps Located: East side of garage Copper Panel Rating: 200 Amp Breakers Located: Main Garage Panel Rating: 30 Amp Breakers Located: Detached Garage Copper Non-Metallic Cable "Romex" Grounded Bathroom(s) Exterior Garage Kitchen Present 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. The distribution of electricity within the home is good. All 3-prong outlets that were tested were appropriately grounded. General Comments Inspection of the electrical system revealed the need for typical, minor repairs. Although these are not 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 Repair: Circuits within the main distribution panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. Outlets Repair: An outlet is loose. It should be replaced. Safety Issue: The ground fault circuit interrupter (GFCI) outlet did not respond correctly to testing during the inspection. This receptacle should be replaced. Switches Repair: The inoperative light switch should be repaired. Lights Repair: The light is inoperative. If the bulbs are not blown, the circuit should be repaired. LIMITATIONS OF ELECTRICAL 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: 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.

14 Page 14 of 24 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. Double taps on breaker Loose receptacle GFCI does not trip Switches unknown

15 DESCRIPTION OF HEATING Page 15 of 24 Heating Energy Source: Gas Heating System Type: Forced Air Furnace 2 nd Floor over garage Manufacturer: Carrier Serial Number: 2791A02797 Modal Number: 58SXA040-GG Filter Size: 16x25x1 Heating System Type: Forced Air Furnace 2 nd floor over kitchen Manufacturer: Carrier Serial Number: 4110A00659 Modal Number: 58MEC Filter Size: 16x25x1 Heating System Type: Vents, Flues, Chimneys: Heat Distribution Methods: Forced Air Furnace Main floor Manufacturer: Carrier Serial Number: 3691A06682 Modal Number: 58DXA080-JG Plastic Ductwork HEATING OBSERVATIONS Positive Attributes This is a high efficiency heating system. Adequate heating capacity is provided by the system. Heat distribution within the home is adequate. The heating system is controlled by a set back thermostat. This type of thermostat, if set up correctly, helps reduce heating costs. General Comments The heating system shows no visible evidence of major defects. RECOMMENDATIONS / OBSERVATIONS Furnace Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat. 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. 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. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

16 Page 16 of 24 Moisture under central unit off master bedroom Ducts should be cleaned

17 DESCRIPTION OF COOLING / HEAT PUMPS Page 17 of 24 Cooling / Heat Pumps Energy Source: Central System Type: Central System Type: Central System Type: Through-Wall Equipment: Electricity Air Cooled Central Air Conditioning Manufacturer: Carrier Serial Number: 0810E20063 Modal Number: 24APA524A310 Air Cooled Central Air Conditioning Manufacturer: Carrier Serial Number: 3791E14681 Modal Number: 38TR Air Cooled Central Air Conditioning Manufacturer: Carrier Serial Number: 2491E15899 Modal Number: 38TKB Present at SE side of home COOLING / HEAT PUMPS OBSERVATIONS RECOMMENDATIONS / OBSERVATIONS Central Air Conditioning Repair: The outdoor unit of the air conditioning system requires cleaning. LIMITATIONS OF COOLING / HEAT PUMPS 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: Window mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balance are not inspected. The air conditioning system could not be tested as the outdoor temperature was at or below 65 degrees F. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

18 DESCRIPTION OF INSULATION / VENTILATION Page 18 of 24 Insulation / Ventilation Attic Insulation: Exterior Wall Insulation: Crawl Space Insulation: Vapor Retarders: Roof Ventilation: Crawl Space Ventilation: Exhaust Fan/vent Locations: R30 Fiberglass in Main Attic R12 Fiberglass in Original Walls R10 Exposed Polystyrene on walls Plastic Ridge Vents Gable Vents Soffit Vents Exterior Wall Vents Bathroom Kitchen Dryer INSULATION / VENTILATION OBSERVATIONS Positive Attributes Insulation levels are typical for a home of this age and construction. RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS Attic / Roof Repair: Exhaust vent pipes from the bathroom(s) should be vented to the building exterior. Crawl Space Repair: Vents at or bellow ground level should have a well dug out in front of it filled with gravel. Improve: The moisture (vapor) barrier in the crawl space floor should be adjusted to cover all areas of exposed soil. 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. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. Loose Board Bathroom vents need to discharge to the exterior. Vent well needed

19 DESCRIPTION OF PLUMBING Page 19 of 24 Plumbing Water Supply Source: Public Water Supply Service Pipe to House: Plastic Main Water Valve Location: Beside Water Heater Interior Supply Piping: Copper Waste System: Public Sewer System Drain, Waste, & Vent Piping: Plastic Water Heater: Gas Approximate Capacity (in gallons): 50 Manufacturer: Whirlpool Serial Number: 1128T Modal Number: N50T Fuel Shut-Off Valves: Natural Gas Main Valve at meter PLUMBING OBSERVATIONS Positive Attributes The piping system within the home, for both supply and waste, is a good quality system. The water pressure supplied to the fixtures is above average. Only a slight drop in flow was experienced when two fixtures were operated simultaneously. The water heater is a relatively new unit. As the typical life expectancy of water heaters is 7 to 12 years, this unit should have several years of remaining life. General Comments The plumbing system requires some typical minor improvements. RECOMMENDATIONS / OBSERVATIONS Gas Piping Repair: A gas leak was detected. This is a serious safety concern. Supply Plumbing Repair: The Water piping lacks adequate support, recommend a qualified contractor for further evaluation. Repair: A supply valve handle is missing. Fixtures Repair: The sink drain does not work properly recommend fix or replace. Repair: The toilet tank mechanism is leaking water around the seal and ideally should be replaced Repair: The faucet drain mechanism is leaking. Waste / Vent Repair: The waste piping does not have sufficient slope for proper drainage. 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.

20 Page 20 of 24 Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. Valve is on fire. Water piping lacks adequate support A supply valve handle is missing. The sink drain does not work properly recommend fix or replace. faucet drain mechanism is leaking toilet tank mechanism is leaking waste piping does not have sufficient slope

21 DESCRIPTION OF INTERIOR Page 21 of 24 Interior Wall And Ceiling Materials: Floor Surfaces: Doors: Window Type(s) & Glazing: Drywall Carpet Tile Wood Wood-Hollow Core Casement Double/Single Hung INTERIOR OBSERVATIONS General Condition of Interior Finishes On the whole, the interior finishes of the home are in average condition. Typical flaws were observed in some areas. General Condition of Windows and Doors The windows have been lacking maintenance. General Condition of Floors The floors of the home are relatively level and walls are relatively plumb. RECOMMENDATIONS / OBSERVATIONS Wall / Ceiling Finishes Monitor, Repair: Water damage was noted. Monitor: Damage to the interior finish was observed. Windows Repair: Window has rotten areas and should be repaired or replaced. Repair: Window has lost its seal and should be repaired or replaced. Stairways Repair: Loose stairway handrails should be better secured. Doors Repair: Doors should be trimmed or adjusted as necessary to work properly. Discretionary Improvements It would be wise to replace all the batteries in the smoke detectors upon moving in 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.

22 Page 22 of 24 Water damage in this area. Minor cracks and nail pops. Insect damage to trim over garage door. Seal Popped on this window. Dog scratching on windows Windows show sign of rot and should be repaired. Latch needs adjusted.

23 DESCRIPTION OF APPLIANCES Page 23 of 24 Appliances Appliances Tested: Laundry Facility: Other Components Tested: Built-in Electric Oven Gas Cooktop Dishwasher Refrigerator 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 Cooktop Exhaust Vent/Fan APPLIANCES OBSERVATIONS Positive Attributes The appliances are to be in generally good condition. All appliances that were tested responded satisfactorily. The kitchen and laundry facilities are well organized. The fixtures employed in the kitchen are high quality. The appliances that have been installed in the kitchen are good quality. RECOMMENDATIONS / OBSERVATIONS None 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.

24 DESCRIPTION OF FIREPLACES / WOOD STOVES Page 24 of 24 Fireplaces / Wood Stoves Fireplaces: Vents, Flues, Chimneys: Masonry Firebox Gas Fireplace Insert Outside Combustion Air Provided Masonry Chimney-Lined FIREPLACES / WOOD STOVES OBSERVATIONS General Comments On the whole, the fireplace and its components are in above average condition. RECOMMENDATIONS / OBSERVATIONS See Plumbing Section for repair item. 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.