HOME INSPECTION REPORT

Transcription

1 Edgewood Home Inspections, Inc. 407 W. Smith Valley Rd. #1032 Greenwood, IN (317) HOME INSPECTION REPORT Indianapolis IN Inspector's Name: License Number: Scott Kissel HI TABLE OF CONTENTS name page Cover Sheet 1 Purpose & Scope 2 Terminology 3 Roof 4 Exterior & Grounds 6 Electrical 8 Heating & Cooling 10 Plumbing 12 Interior 14 Foundation 16 Attic 17 Summary of Comments Standards of Practice type of structure: levels: foundation type: estimated age of structure: direction main entrance: time of inspection: weather conditions: temperature outside (start): temperature outside (end): ground condition: property occupied: persons present during inspection: GENERAL INFORMATION single family dwelling one-story basement 42 years north 8:00 AM no precipitation low 70's o F dry yes to mid 80's o F 12:00 PM client, client's real estate agent

2 page 2 (317) PURPOSE & SCOPE OF REPORT THE PURPOSE OF THE REPORT: The purpose of the Inspection Report is to provide an objective evaluation of the condition of the systems and components of the property as inspected at the time of the Home Inspection. THE SCOPE OF THE REPORT: The scope of the Home Inspection is to perform a non-intrusive, non-invasive, limited visual analysis of the condition of the readily accessible areas, installed systems and components of the property using controls of components that are normally operated by the owner of the property. Those systems or components that are significantly deficient or are near the end of their service lives will be identified and disclosed in this report. Significantly deficient systems or components either greatly affect the habitability of the property, do not perform their intended function, or may propose a danger or risk of personal injury to those who occupy the property. The Home Inspection is not intended to be an in depth or technically exhaustive analysis of the property or a code compliance inspection. Limitations and exclusions are outlined in the Inspection Agreement. ORGANIZATION OF THE REPORT: The Inspection Report is organized by sections as listed in the Table of Contents on the cover sheet. These sections divide the Inspection Report by major systems and major areas of the property. The information box at the top of each page includes the name of the section, page number, and general property information. Each section consists of three parts: Description of the Systems & Components, Evaluation of Systems & Components, and Comments. The first part, "Description of the Systems & Components", describes the systems and components of the property by the identification of material types, locations, and descriptive characteristics of the systems and components. The second part, "Evaluation of Systems and Components", indicates which systems and components were found to be or not by the professional opinion of the Inspector. If there is any concern over the condition of the system or component, a comment describing the concern is included in the last part, "Comments". Pictures supporting some comments appear on the right side. All comments are organized by the following categories: Major Concerns, Repair/Replacement Recommendations, Recommend Monitoring, Maintenance/Improvement Recommendations, and General Comments. Refer to section #3, "Terminology", for definitions of each category. The last section of the report is the Summary of Comments. All the comments noted throughout the report are compiled into list format. Summaries are included for each comment category: Major Concerns, Repair/Replacement Recommendations, Recommend Monitoring, Maintenance/Improvement Recommendations, and General Comments.

3 page 3 (317) TERMINOLOGY The following definitions and categories are used in this report to describe the condition of the systems and components of the property. MAJOR CONCERNS The system or component is not performing its intended function. Items are identified within this category for any of, but not limited to, the following reasons: Shows evidence of a defect that has a significant adverse impact on the function of the systems or components of the property. Proposes serious danger or significant risk of personal injury to those who occupy the property. Greatly affects the habitability of the property. May bevery expensive to repair or replace. Items of major concern should be examined and analyzed by a qualified, licensed contractor. REPAIR / REPLACEMENT RECOMMENDATIONS The system or component is not performing its intended function. Items are identified within this category have an adverse impact on the function of the systems or components of the property or propose a potential risk of personal injury to those who occupy the property, but: Does not propose a great affect on the habitability of the property. Items in need of repair and/or replacement should be examined and analyzed by a qualified, licensed contractor. Without action, these items may have the potential to become major concerns over time. RECOMMEND MONITORING The system or component should be monitored for possible deficiencies and/or changes in condition. Items are identified within this category for any of, but not limited to, the following reasons: At the time of the inspection, it could not be fully determined if the sign of the deficiency is inactive (the result of a past occurrence which received corrective action) or is an active defect that is in need of repair or replacement. The system or component is near the end of its service life expectancy range and/or shows signs of wear and tear which may lead to repairs or replacement in the near future. The current state of the system or component displays some signs of distress. It could not be fully determined if repair or replacement is required now or in the near future. MAINTENANCE / IMPROVEMENT RECOMMENDATIONS This category lists any system or component whose current condition requires maintenance. Maintenance is considered normal and routine. Also, included in this category are recommendations for improvement to the property intended to provide safer operation or function of the system or component. Note: not all possible improvements and maintenance will be identified or recommended. GENERAL COMMENTS This category includes general comments and sites limitations set forth in the inspection of the property. ACCEPTABLE At the time of the inspection, the system or component is performing its intended function under normal operating conditions. Consideration is given for normal wear and deterioration, and the aging of the item. NOT PRESENT The system or component does not exist in the property. NOT APPLICABLE The component is not related to the systems of the property. Therefore, the component is not present.

4 page 4 ROOF roof covering material: estimated age of roof covering: number of layers of roofing: 4. evaluation method: 6. exposed flashings: DESCRIPTION OF THE SYSTEMS & COMPONENTS HOUSE asphalt shingles early stages of life EVALUATION OF THE SYSTEMS & COMPONENTS 5. roof coverings: see comments below 7. 1 walked entire roof OVER REAR PORCH asphalt roll roofing appears at mid life 1 COMMENTS skylight(s): not present MAJOR CONCERNS Roof shingles were torn and missing in one area on the rear of the house near the chimney. Deterioration to the roof structure can eventually occur if not corrected. A qualified roofing contractor should evaluate and repair as needed. See #1A on the following page after the ''Roof'' comments.

5 page 5 ROOF PHOTOS #1A

6 page 6 EXTERIOR & GROUNDS DESCRIPTION OF THE SYSTEMS & COMPONENTS 1. wall surface materials: brick, vinyl siding 2. structures inspected: dwelling 3. garage type: attached garage EVALUATION OF THE SYSTEMS & COMPONENTS 4. wall surfaces: 11. porch floor / patio: 5. trim / soffit / flashing: see comments below 12. deck: 6. gutters & downspouts: see comments below 13. guard/handrails: see comments below 7. chimney(s): see comments below 14. drainage / lot grading: see comments below 8. windows: 15. retaining wall(s): not present 9. doors: 16. vegetation effects: 10. driveway / sidewalk(s): 17. carport structure: not present COMMENTS MAJOR CONCERNS The masonry chimney was leaning and pulling away from the side of the home. The bricks on the chimney were cracked, loose and missing on the chimney. This condition can cause structural failure / collapse of the chimney if not corrected. A qualified contractor should evaluate and repair as needed. REPAIR / REPLACEMENT RECOMMENDATIONS The window trim was rotted and beginning to deteriorate on the window located on the rear of the house. Further deterioration may occur if not corrected. A qualified contractor should evaluate and repair/replace as needed. See #1B on the following page after the ''Exterior & Grounds'' comments. RECOMMEND MONITORING The grade was very close at the basement window on the rear of the house. Deterioration can occur at the window frame and trim if it becomes in contact with the ground. Monitor the area for changes in condition. If necessary, a qualified contractor should evaluate and repair as needed. See #2B on the following page after the ''Exterior & Grounds'' comments. MAINTENANCE / IMPROVEMENT RECOMMENDATIONS The handrail was missing on the rear steps and around the rear porch. This may be a fall hazard. Caution should be taken when using the steps. As a safety improvement, recommend to add a handrail with pickets. See #3B on the following page after the ''Exterior & Grounds'' comments. The gutters were full of debris in areas and needs to be cleaned. This may cause deterioration of fascia, soffit or roof edge. It can also cause gutters to pull loose and lead to possible water intrusion. See #4B on the following pageafter the ''Exterior & Grounds'' comments. GENERAL COMMENTS Vegetation effects pertain only to how trees, shrubs, and plantings affect the structure at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves.

7 page 7 EXTERIOR & GROUNDS PHOTOS #1B #2B #3B #4B

8 page 8 ELECTRICAL DESCRIPTION OF THE SYSTEMS & COMPONENTS 1. service active: yes 6. branch disconnect: circuit breakers 2. service size: 200 amp / 240 volt 7. branch wiring: copper 3. main panel location: basement 8. wiring type: plastic-sheathed cable w/ integral ground 4. main disconnect: in main panel 5. sub panel location(s): next to main panel EVALUATION OF THE SYSTEMS & COMPONENTS 9. main service: 13. grounding: 10. main panel: see comments below 14. lights / switches / outlets: 11. sub panel(s): 15. ground fault interrupters: 12. branch wiring: COMMENTS MAJOR CONCERNS Scorched wires were visible in the main electrical panel. This may indicate a potential fire hazard. A qualified, licensed electrical contractor should evaluate and repair as needed. See #1C on the following page after the ''Electrical'' comments. GENERAL COMMENTS Check the labels on the circuits in the electrical panel(s) for accuracy. Add and/or correct as necessary. Circuit labeling is an important safety issue. For your information, the access cover on the main electrical panel was removed for inspection ( #2C). The location of the main disconnect (shut-off switch for the electrical system) is identified by the arrow in #3C on the following page after the ''Electrical'' comments. During the first visit by an electrical contractor that performs maintenance or repairs on the house, request the electrician to test the operation of the circuit breakers and main disconnect.

9 page 9 ELECTRICAL PHOTOS #1C #2C #3C

10 page 10 HEATING & COOLING DESCRIPTION OF THE SYSTEMS & COMPONENTS 1. heating system type: forced air 5. heating unit energy source: natural gas 2. heating unit estimated age: 3-4 years old 6. fuel shut-off location: at unit 3. cooling system type: central A/C 7. supplement heating: not present 4. cooling unit estimated age: 5-6 years old EVALUATION OF THE SYSTEMS & COMPONENTS 8. heating operation: 15. venting system: 9. cooling operation: 16. condensate system: 10. heat exchanger: 17. refrigerant lines: see comments below 11. safety / limit controls: 18. cabinet(s): 12. fuel lines: 19. filter: 13. fuel tank: not applicable 20. thermostat: 14. combustion air: 21. distribution system: COMMENTS REPAIR / REPLACEMENT RECOMMENDATIONS The refrigerant line was missing insulation. This will adversely effect the performance and efficiency of the cooling system. A qualified heating and cooling contractor should evaluate and repair as needed. See #1D on the following page after the ''Heating & Cooling'' comments. MAINTENANCE / IMPROVEMENT RECOMMENDATIONS Recommend to have the heating and cooling system professionally serviced once a year. Regular maintenance can increase the life expectancy range and energy efficiency of the system. GENERAL COMMENTS Locate and mark the fuel shutoff for the heating system. This is a safety issue. For your information, the access covers on the indoor heating and cooling cabinet were removed for inspection. The location of the filter is identified by the arrow in the #2D on the following page after the ''Heating and Cooling'' comments.

11 page 11 HEATING & COOLING PHOTOS #1D #2D

12 page 12 PLUMBING DESCRIPTION OF THE SYSTEMS & COMPONENTS 1. system active: yes 6. main fuel shut-off location: garage 2. water source: appears to be public supply 7. fuel pipe material: black steel 3. supply pipes: copper 8. water heater energy source: natural gas 4. main water shut-off location: next to water heater 9. water heater size: 40 gallons 5. waste / vent pipes: PVC plastic 10. water heater estimated age: 6-7 years old EVALUATION OF THE SYSTEMS & COMPONENTS 11. supply pipes: 12. main water shut-off: see comments below 16. faucets: 17. sinks: 13. waste / vent pipes: 14. fuel pipes / main shut-off: 18. tub(s) / shower(s): 19. toilet(s): 15. water heater: see comments below COMMENTS REPAIR / REPLACEMENT RECOMMENDATIONS Supply pipe over the laundry room in the basement was leaking. Complete failure of the fitting may occur if not corrected. A qualified, licensed plumbing contractor should evaluate and repair or replace as needed. See #1E on the following page after the ''Plumbing'' comments. MAINTENANCE / IMPROVEMENT RECOMMENDATIONS Recommend to drain and flush the water heater to remove sediment once a year. Regular maintenance can increase the life expectancy range and energy efficiency of the system. GENERAL COMMENTS Locate and mark the main shutoff to the water supply for possible future emergency reasons. Recommend to locate, verify and mark the main shut-off to the water supply for possible future emergency reasons. The likely location of the main water shut-off is identified by the arrow in #2E on the following page after the ''Plumbing'' comments. After moving into the home, recommend to check the temperature of the water heater. According to the U.S. Department of Energy, 120 degree water temperature at the tap minimizes the chance of scalding and maximizes energy efficiency of the unit. The location of the temperature control setting is identified by the arrow in #3E on the following page after the ''Plumbing'' comments. Refer to the instructions from the manufacturer to adjust the controls. Access panels were removed for inspection.

13 page 13 PLUMBING PHOTOS #1E #2E #3E

14 page 14 INTERIOR DESCRIPTION OF THE SYSTEMS & COMPONENTS 1. garage finish: unfinished 3. fireplace: 2. basement finish: partially finished 4. solid fuel burning appliance: EVALUATION OF THE SYSTEMS & COMPONENTS 5. flooring / walls / ceiling / trim: 15. dishwasher: 6. cabinets / countertops / shelving: 16. disposer: 7. stairs / railings: 17. range / oven / cooktop: 8. bath wall surround(s): see comments below 18. built-in microwave: 9. windows: 19. kitchen exhaust hood: 10. doors: 20. dryer vent: 11. vehicle door(s): 21. bath exhaust fan(s): 12. automatic garage door opener: 22. fireplace: 13. fire separation, garage to house: 23. solid fuel burning appliance: 14. smoke alarms: see comments below COMMENTS wood burning fireplace not present not present see comments below not applicable REPAIR / REPLACEMENT RECOMMENDATIONS The wall tiles at the tub surround in hall bath were loose and missing from the wall. If not corrected, this may cause further deterioration to the wall tile and may lead to moisture problems and deterioration behind the wall covering. A qualified contractor should evaluate and repair as needed. See #1F on the following page after the ''Interior'' comments. MAINTENANCE / IMPROVEMENT RECOMMENDATIONS As a basic security precaution, I suggest to re-key all exterior door locks after moving into the home. Check and clean the dryer vent regularly. This is not only a safety issue, it can increase the energy efficiency of the appliance. Caulking around tubs, showers, sinks, and countertops should be maintained on a regular schedule. Periodically, check for deterioration and add caulk as needed. Recommend to have the fireplace chimney professionally cleaned and serviced before the fireplace is initially used. Thereafter, professionally clean and service before each heating season. Frequency maybe increased depending on household use. According to the National Fire Alarm Code NFPA 72, smoke alarms should be replaced on a routine basis as suggested by the manufacturer, but shall not remain in service longer than 10 years from the date of installation. Alarms should also be replaced when they fail to respond to operability tests or when the end-of-life signal is activated. Over time, the smoke sensors inside the device become less effective and may not detect smoke. Recommend to check for a replacement date and if necessary, or if there is no date listed, replace the smoke alarms in the home with brand new smoke alarms. Thereafter, replace batteries every six months. If the smoke alarms satisfy the concerns stated above, recommend to replace the batteries on the all smoke alarms and test each smoke alarm for function. GENERAL COMMENTS Recommend to develop an emergency escape plan that is specific to the house layout in case of fire. Practice on a routine basis. For your information, the evaluation of the built-in kitchen appliances simply includes observing and determining if the appliance activates when the controls are operated. The scope of the home inspection does not include the evaluation of the cooking, baking, cleaning, or venting functions of built-in kitchen appliances. Recommend to request that the owner gather and store all service manuals that pertain to the systems and appliances of the home in one location, such as a kitchen cabinet or drawer.

15 page 15 INTERIOR PHOTOS #1F

16 page 16 FOUNDATION foundation type: inspection method: foundation walls: foundation floor: basement entered concrete block concrete 9. access: 10. foundation walls: 11. foundation floor: DESCRIPTION OF THE SYSTEMS & COMPONENTS framing joists: subfloor: insulation: drainage system: EVALUATION OF THE SYSTEMS & COMPONENTS 12. floor framing/beams/columns: 13. insulation: 15. vapor barrier: 16. drainage system: COMMENTS wood plywood joist pockets of perimeter wall sump pump and pit 14. ventilation: 17. dryer vent: 18. finished basement area: see ''Interior'' section No comments.

17 page 17 ATTIC inspection method: insulation: framing: roof sheathing: entered attic DESCRIPTION OF THE SYSTEMS & COMPONENTS fiberglass batts/blown-in framing: roof sheathing: conventional (wood rafters/joists) plywood EVALUATION OF THE SYSTEMS & COMPONENTS 5. access: 9. ventilation: 8. insulation: COMMENTS 10. plumbing & fan vents: see comments below 11. dryer vent: 12. chimney / flue(s): REPAIR / REPLACEMENT RECOMMENDATIONS The bathroom exhaust fan vent pipe was not connected to the outside. This will allow air to enter the attic which may cause moisture problems depending on how often the bath vent is used. During the first visit by a plumbing contractor that performs maintenance or repairs on the house, recommend to have them evaluate and repair as needed.

18 page 18 SUMMARY SUMMARY OF COMMENTS MAJOR CONCERNS ROOF Roof shingles were torn and missing in one area on the rear of the house near the chimney. Deterioration to the roof structure can eventually occur if not corrected. A qualified roofing contractor should evaluate and repair as needed. See #1A on the following page after the ''Roof'' comments. EXTERIOR & GROUNDS The masonry chimney was leaning and pulling away from the side of the home. The bricks on the chimney were cracked, loose and missing on the chimney. This condition can cause structural failure / collapse of the chimney if not corrected. A qualified contractor should evaluate and repair as needed. ELECTRICAL Scorched wires were visible in the main electrical panel. This may indicate a potential fire hazard. A qualified, licensed electrical contractor should evaluate and repair as needed. See #1C on the following page after the ''Electrical'' comments.

19 page 19 SUMMARY SUMMARY OF COMMENTS REPAIR / REPLACEMENT RECOMMENDATIONS EXTERIOR & GROUNDS The window trim was rotted and beginning to deteriorate on the window located on the rear of the house. Further deterioration may occur if not corrected. A qualified contractor should evaluate and repair/replace as needed. See #1B on the following page after the ''Exterior & Grounds'' comments. HEATING & COOLING The refrigerant line was missing insulation. This will adversely effect the performance and efficiency of the cooling system. A qualified heating and cooling contractor should evaluate and repair as needed. See #1D on the following page after the ''Heating & Cooling'' comments. PLUMBING Supply pipe over the laundry room in the basement was leaking. Complete failure of the fitting may occur if not corrected. A qualified, licensed plumbing contractor should evaluate and repair or replace as needed. See #1E on the following page after the ''Plumbing'' comments. INTERIOR The wall tiles at the tub surround in hall bath were loose and missing from the wall. If not corrected, this may cause further deterioration to the wall tile and may lead to moisture problems and deterioration behind the wall covering. A qualified contractor should evaluate and repair as needed. See #1F on the following page after the ''Interior'' comments. ATTIC The bathroom exhaust fan vent pipe was not connected to the outside. This will allow air to enter the attic which may cause moisture problems depending on how often the bath vent is used. During the first visit by a plumbing contractor that performs maintenance or repairs on the house, recommend to have them evaluate and repair as needed.

20 page 20 SUMMARY SUMMARY OF COMMENTS RECOMMEND MONITORING EXTERIOR & GROUNDS The grade was very close at the basement window on the rear of the house. Deterioration can occur at the window frame and trim if it becomes in contact with the ground. Monitor the area for changes in condition. If necessary, a qualified contractor should evaluate and repair as needed. See #2B on the following page after the ''Exterior & Grounds'' comments.

21 page 21 SUMMARY SUMMARY OF COMMENTS MAINTENANCE / IMPROVEMENT RECOMMENDATIONS EXTERIOR & GROUNDS The handrail was missing on the rear steps and around the rear porch. This may be a fall hazard. Caution should be taken when using the steps. As a safety improvement, recommend to add a handrail with pickets. See #3B on the following page after the ''Exterior & Grounds'' comments. The gutters were full of debris in areas and needs to be cleaned. This may cause deterioration of fascia, soffit or roof edge. It can also cause gutters to pull loose and lead to possible water intrusion. See #4B on the following pageafter the ''Exterior & Grounds'' comments. HEATING & COOLING Recommend to have the heating and cooling system professionally serviced once a year. Regular maintenance can increase the life expectancy range and energy efficiency of the system. PLUMBING Recommend to drain and flush the water heater to remove sediment once a year. Regular maintenance can increase the life expectancy range and energy efficiency of the system. INTERIOR As a basic security precaution, I suggest to re-key all exterior door locks after moving into the home. Check and clean the dryer vent regularly. This is not only a safety issue, it can increase the energy efficiency of the appliance. Caulking around tubs, showers, sinks, and countertops should be maintained on a regular schedule. Periodically, check for deterioration and add caulk as needed. Recommend to have the fireplace chimney professionally cleaned and serviced before the fireplace is initially used. Thereafter, professionally clean and service before each heating season. Frequency maybe increased depending on household use. According to the National Fire Alarm Code NFPA 72, smoke alarms should be replaced on a routine basis as suggested by the manufacturer, but shall not remain in service longer than 10 years from the date of installation. Alarms should also be replaced when they fail to respond to operability tests or when the end-of-life signal is activated. Over time, the smoke sensors inside the device become less effective and may not detect smoke. Recommend to check for a replacement date and if necessary, or if there is no date listed, replace the smoke alarms in the home with brand new smoke alarms. Thereafter, replace batteries every six months. If the smoke alarms satisfy the concerns stated above, recommend to replace the batteries on the all smoke alarms and test each smoke alarm for function.

22 page 22 SUMMARY SUMMARY OF GENERAL COMMENTS EXTERIOR & GROUNDS Vegetation effects pertain only to how trees, shrubs, and plantings affect the structure at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves. ELECTRICAL Check the labels on the circuits in the electrical panel(s) for accuracy. Add and/or correct as necessary. Circuit labeling is an important safety issue. For your information, the access cover on the main electrical panel was removed for inspection ( #2C). The location of the main disconnect (shut-off switch for the electrical system) is identified by the arrow in #3C on the following page after the ''Electrical'' comments. During the first visit by an electrical contractor that performs maintenance or repairs on the house, request the electrician to test the operation of the circuit breakers and main disconnect. HEATING & COOLING Locate and mark the fuel shutoff for the heating system. This is a safety issue. For your information, the access covers on the indoor heating and cooling cabinet were removed for inspection. The location of the filter is identified by the arrow in the #2D on the following page after the ''Heating and Cooling'' comments. PLUMBING Locate and mark the main shutoff to the water supply for possible future emergency reasons. Recommend to locate, verify and mark the main shut-off to the water supply for possible future emergency reasons. The likely location of the main water shut-off is identified by the arrow in #2E on the following page after the ''Plumbing'' comments. After moving into the home, recommend to check the temperature of the water heater. According to the U.S. Department of Energy, 120 degree water temperature at the tap minimizes the chance of scalding and maximizes energy efficiency of the unit. The location of the temperature control setting is identified by the arrow in #3E on the following page after the ''Plumbing'' comments. Refer to the instructions from the manufacturer to adjust the controls. Access panels were removed for inspection. INTERIOR Recommend to develop an emergency escape plan that is specific to the house layout in case of fire. Practice on a routine basis. For your information, the evaluation of the built-in kitchen appliances simply includes observing and determining if the appliance activates when the controls are operated. The scope of the home inspection does not include the evaluation of the cooking, baking, cleaning, or venting functions of built-in kitchen appliances. Recommend to request that the owner gather and store all service manuals that pertain to the systems and appliances of the home in one location, such as a kitchen cabinet or drawer.

23 STANDARDS OF PRACTICE based on Indiana Law Title 878 IAC page 23 STANDARDS OF PRACTICE 1. Purpose and Scope 1.1 The inspector shall inspect: readily accessible systems and components of homes listed in these standards of practice installed systems and components of homes listed in these standards of practice. 1.2 The inspector shall report: on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives on any systems and components designated for inspection in these standards of practice that were present at the time of the home inspection but were not inspected and a reason they were not inspected. 2. Structural systems requirements are as follows: 2.1 The inspector shall: inspect: (A) the structural components including foundation and framing; (B) by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist, but probing is not required when probing would damage any finished surface or where no deterioration is visible describe: (A) the foundation and report the methods used to inspect the underfloor crawlspace; (B) the floor structure; (C) the wall structure; (D) the ceiling structure; (E) the roof structure and report the methods used to inspect the attic. 2.2 The inspector is not required to: provide any engineering service or architectural service; offer an opinion as to the adequacy of any structural system or component. 3. Exteriors requirements are as follows: 3.1 The inspector shall: inspect: (A) the exterior wall covering, flashing, and trim; (B) all exterior doors; (C) attached decks, balconies, stoops, steps, porches, and their associated railings. (D) the eaves, soffits, and fascias where accessible from the ground level; (E) the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building; (F) walkways, patios, and driveways leading to dwelling entrances; and describe the exterior wall covering. 3.2 The inspector is not required to inspect: (A) screening, shutters, awnings, and similar seasonal accessories; (B) fences; (C) geological, geotechnical, or hydrological conditions; (D) recreational facilities; (E) outbuildings; (F) seawalls, breakwalls, and docks; (G) erosion control and earth stabilization measures. 4. Roof systems requirements are as follows: 4.1 The inspector shall: inspect: (A) the roof covering; (B) the roof drainage systems; (C) the flashings; (D) the skylights, chimneys, and roof penetrations describe the roof covering and report the methods used to inspect the roof. 4.2 The inspector is not required to inspect: (A) antennae; (B) interiors of flues or chimneys that are not readily accessible;

24 (C) other installed accessories. 5. Plumbing systems requirements are as follows: 5.1 The inspector shall: inspect: (A) the interior water supply and distribution systems including all fixtures and faucets; (B) the drain, waste, and vent systems including all fixtures; (C) the water heating equipment; (D) the vent systems, flues, and chimneys; (E) the fuel storage and fuel distribution systems; (F) the drainage sumps, sump pumps, and related piping describe: (A) the water supply, drain, waste, and vent piping materials; (B) the water heating equipment including the energy source; (C) the location of main water and main fuel shut-off valves. 5.2 The inspector is not required to: inspect: (A) the clothes washing machine connections; (B) the interiors of flues or chimneys that are not readily accessible; (C) wells, well pumps, or water storage related equipment; (D) water conditioning systems; (E) solar water heating systems; (F) fire and lawn sprinkler systems; (G) private waste disposal systems determine: (A) whether water supply and waste disposal systems are public or private; (B) the quantity or quality of the water supply; (C) operate safety valves or shut-off valves. 6. Electrical systems requirements are as follows: 6.1 The inspector shall: inspect: (A) the service drop; (B) the service entrance conductors, cables, and raceways; (C) the service equipment and main disconnects; (D) the service grounding; (E) the interior components of page 24 STANDARDS OF PRACTICE service panels and subpanels; (F) the conductors; (G) the overcurrent protection devices; (H) a representative number of installed lighting fixtures, switches, and receptacles; (I) the ground fault circuit interrupters describe: (A) the amperage and voltage rating of the service; (B) the location of main disconnect or disconnects and subpanels; (C) the wiring methods report on the: (A) presence of solid conductor aluminum branch circuit wiring; (B) absence of smoke detectors. 6.2 The inspector is not required to: inspect: (A) the remote control devices unless the device is the only control device; (B) the alarm systems and components; (C) the low voltage wiring, systems, and components; (D) the ancillary wiring, systems, and components not a part of the primary electrical power distribution system; measure amperage, voltage, or impedance. 7. Heating systems requirements are as follows: 7.1 The inspector shall: inspect: (A) the installed heating equipment; (B) the vent systems, flues, and chimneys describe: (A) the energy source; (B) the heating method by its distinguishing characteristics. 7.2 The inspector is not required to: inspect: (A) the interiors of flues or chimneys that are not readily accessible; (B) the heat exchanger; (C) the humidifier or dehumidifier; (D) the electronic air filter; (E) the solar space heating system determine heat supply adequacy or

25 distribution balance. 8. Air conditioning systems requirements are as follows: 8.1 The inspector shall: inspect the installed central and through-wall cooling equipment describe: (A) the energy source; (B) the cooling method by its distinguishing characteristics. 8.2 The inspector is not required to: inspect electronic air filters; determine cooling supply adequacy or distribution balance. 9. Interiors requirements are as follows: 9.1 The inspector shall inspect: (A) the walls, ceilings, and floors; (B) the steps, stairways, and railings; (C) the countertops and a representative number of installed cabinets; (D) a representative number of doors and windows; (E) garage doors and garage door operations. 9.2 The inspector is not required to inspect: (A) the paint, wallpaper, and other finish treatments; (B) the carpeting; (C) the window treatments; (D) the central vacuum systems; (E) the household appliances; (F) recreational facilities. 10.Insulation and ventilation requirements are as follows: 10.1 The inspector shall: inspect: (A) the insulation and vapor retarders in unfinished spaces; (B) the ventilation of attics and foundation areas; (C) the mechanical ventilation systems describe: (A) the insulation and vapor retarders in unfinished spaces; (B) the absence of insulation in unfinished spaces at conditioned surfaces The inspector is not required to: disturb insulation or vapor retarders; determine indoor air quality. page 25 STANDARDS OF PRACTICE 11.Fireplaces and solid fuel burning appliances requirements are as follows: 11.1 The inspector shall: inspect: (A) the system components; and (B) the vent systems, flues, and chimneys describe: (A) the fireplaces and solid fuel burning appliances; and (B) the chimneys The inspector is not required to: inspect: (A) the interiors of flues or chimneys; (B) the firescreens and doors; (C) the seals and gaskets; (D) the automatic fuel fee devices; (E) the mantels and fireplace surrounds; (F) the combustion make-up air devices; (G) the heat distribution assists whether gravity controlled or fan assisted ignite or extinguish fires determine draft characteristics move fireplace inserts or stoves or firebox content. 12.General limitations are as follows: 12.1 Inspections performed in accordance with these standards of practice: (A) are not technically exhaustive; (B) will not identify concealed conditions or latent defects. 13.General exclusions are as follows: 13.1 The inspector is not required to perform any action or make any determination unless specifically stated in these standards of practice, except as may be required by lawful authority The inspector is not required to determine: (A) The conditions of systems and components that are not readily accessible. (B) The remaining life of any system or component. (C) The strength, adequacy, effectiveness, or efficiency of any system or component. (D) The causes of any condition or deficiency. (E) The methods, materials, or costs

26 of corrections. (F) Future conditions including, but not limited to, failure of systems and components. (G) The suitability of the property for any specialized use. (H) Compliance with regulatory requirements, such as codes, regulations, laws, or ordinances. (I) The market value of the property or its marketability. (J) The advisability of the purchase of the property. (K) The presence of potentially hazardous plants or animals including, but not limited to, wood-destroying organisms or diseases harmful to humans. (L) The presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air. (M) The effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances. (N) The acoustical properties of any system or component. (O) The operating costs of systems or components The inspector is not required to offer or perform: (A) any act or service contrary to law; (B) engineering services; or (C) work in any trade or any professional service other than home inspection; or (D) offer warranties or guarantees of any kind The inspector is not required to operate: any system or component that: (A) is shut down or otherwise inoperable; or (B) does not respond to normal operating controls; or shut-off valves The inspector is not required to enter: (A) any area that will, in the opinion of the inspector, likely be dangerous to the inspector or page 26 STANDARDS OF PRACTICE other persons or damage the property or its systems and components; (B) the underfloor crawlspaces or attics that are not readily accessible; (C) or walk roof areas, in the opinion of the inspector, that has a roof pitch too steep to safely walk; or (D) or walk or access with a ladder, roof areas that are higher than twelve feet from ground level The inspector is not required to inspect: (A) underground items including, but not limited to, underground storage tanks or other underground indications of their presence, whether abandoned or active; (B) systems or components that are not installed; (C) decorative items; (D) systems or components located in areas that are not entered in accordance with these standards of practice; (E) detached structures other than garages and carports; or (F) common elements or common areas in multiunit housing, such as condominium properties or cooperative housing The inspector is not required to: perform any procedure or operation that will, in the opinion of the inspector, likely be dangerous to the licensee or other persons or damage the property or its systems or components; move: (A) suspended ceiling tiles; (B) personal property; (C) furniture; (D) equipment; (E) plants; (F) soil; (G) snow; (H) ice; (I) debris; dismantle any system or component, except as explicitly required by these standards of practice.