Home Inspection Report

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Home Inspection Report

123 Realtor Way, Atlanta, GA

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Inspection Date:

05.03.2010

Prepared For:

Sarah Smith

Prepared By:

D.R.'s Inspection Service

5020 Amber Way NW

Acworth, GA 30102

404.957.1892

1.866.810.2802

Fax

[email protected]

Report Number:

05.120.85 Inspector:

Demetrius R. Stevens

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Report Overview

THE HOUSE IN PERSPECTIVE

This is a we ll-built home but it needs many repairs. While the repa irs reco mmended in this report are co mmon for a ho me of this age and type, the amount of repairs are nu merous.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Major Concer n: a system or co mponent which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are lik ely to involve significant expense. Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Re pair: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.

Deferre d 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 repa irs, but represent logical long term improve ments.

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IMPROVEMENT RECOMMENDATION HIGHLIGHTS / SUMMARY

The following is a synopsis of the potentially significant improve ments that should be budgeted for over the short term. Other significant imp rovements, outside the scope of this inspection, may a lso be necessary. Please refe r to the body of this report for further details on these and other recommendations.

MAJOR CONCERN Lot Drainage

 Possible Major Concern, Monitor: The driveway appears to slope towards the house. This condition can cause water entry in the building. Unfortunately, it is difficult to imp rove this situation without resurfacing the driveway adjacent to the foundation or by adding a special intercept drain system at the garage entry.

Electrical

 Major Concer n: Inspection of the electrical system revealed the need for nu me rous repairs. These should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electric ian should be consulted to undertake the repairs reco mmended below.

SAFETY ISSUES Pest

 Safety Concern, Re pair: Evidence of wasp nests were observed in the attic of the bonus room and there is risk of additional hidden nests. If the property has not already been treated, a licensed pest control specialist should be engaged to treat the property.

REPAIR ITEMS Exterior Walls

 Re pair: Blocked weep holes (openings in the mortar joints, typically found at foundation level) in the bric k veneer wall structure should be cleared to reduce the risk of water and/or frost damage.

Gutters & Downspouts

 Re pair: Da maged or loose gutters should be repaired or replaced as necessary to avoid spilling roof runoff a round the building – a potential source of water entry or water da mage.

 Re pair: Loose or da maged downspouts should be repaired promptly.

Exterior Walls

 Re pair: The siding should be caulked where boards meet up to preserve the building.

Doors

 Re pair: Loca lized ev idence of deterioration was visible at rea r door fra me. Repa irs should be undertaken in when painting.

Deck

 Re pair: Wood/soil contact at the deck posts should be corrected at next repair.

Service / Entrance

 Re pair: The service conduit should be better secured to the exterior of the home .

Main Panel

 Re pair: Circu its within the ma in distribution panel that are doubled up (refe rred to as “double taps”) should be separated. Each c ircuit should be served by a separate fuse or breaker.

 Re pair: One of the wires to the lin king (sometimes re ferred to as bridging) 20 a mp breake r is missing a nd should be provided wherever two fuses or breakers serve the same circuit, assuming that the outlet is a 240 volt outlet. This ensures that the circuit will p rovide the needed 240 volts to the appliance.

Di stribution Wiring

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 Re pair: The light is inoperative. If the bulbs are not blown, the c ircuit should be repaired.

 Re pair: Light fixture wiring at the front of the house should be properly terminated in a junction bo x if it will not be utilized at this time.

 Re pair: The rear basement light cover needs to be secured to fixture.

Switch

 Re pair: M issing switch cover plates should be replaced to avoid a shock hazard near water heater.

Outlets

 Re pair: An outlet at the front of the house is loose. It should be properly secured to the exterior wa ll.

 Re pair: A ground fault c ircu it interrupter (GFCI) outlet in the basement is inoperative. This circuit should be repaired.

 Re pair: An outlet in the basement is inoperative. This outlet and circuit should be investigated.

Furnace

 Re pair: The heating system requires service. Th is should be a regular maintenance ite m to assure safe, reliable heat.

Furnace

 Re pair: M issing insulation on refrigerant lines should be repaired. (See attic photos)

Combustion / Exhaust

 Re pair: The e xhaust cover inside attic furnace shows evidence of corrosion. This condition should be evaluated by a qualified licensed heating technician to assure reliable operation.

Central Air Conditioning

 Re pair: The outdoor unit of the air conditioning system (le ft unit) is out of level. This should be improved.

Attic / Roof

 Re pair: Exhaust vent pipe leading fro m the the master bathroom should be vented to the building e xterior.

 Re pair: Exhaust vent pipe leading fro m the the master bathroom is da maged. Replace ment is recommended.

Water Heater

 Monitor : Water heaters have a typical life e xpectancy of 7 to 12 years. The e xisting unit is approaching this age range. One cannot predict with certainty when replace ment will become necessary.

Fixtures

 Re pair: The hose bib is leaky on the rear o f the home.

 Re pair: It is recommended that an anti-siphon device be added to the hose bib(s).

 Re pair: There was very low hot water supply line pressure to faucets.

 Re pair: The shower head diverter in the basement bathroom is in poor condition.

 Re pair: The tub faucet in the basement bathroom was labeled incorrectly. Hot should always be on the left and cold should be on the right.

 Re pair: The sink in the powder roo m is not secured to wall.

 Re pair: The sink in the powder roo m is not connected to waste line.

 Re pair: The faucet(s) in the kitchen are leaking.

Supply Plumbing

 Re pair: A supply valve handle at the water heater is stiff / da maged. This may be reason why the hot water pressure is so low in the ho me.

 Re pair: The supply piping is leaking at laundry sink.

Kitchen Cabinets

 Re pair: The kitchen cabinets over the stove are missing middle trim.

Bathroom Cabinets

 Re pair: Loose or da maged cabinet handles in the bathroom should be rep aired.

Doors

 Re pair: Doors should be trimmed or adjusted as necessary to work properly.

 Re pair: Da maged or non-functional door hardwa re should be improved.

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 Re pair: The dishwasher water supply is very low.

Fireplaces

 Re pair: The fireplace ch imney should be inspected and cleaned prior to operation.

IMPROV EMENT ITEMS Furnace

 Improve: The dirty air filter should be replaced. ( Size 16x25x1)

 Improve: Both outdoor units of the air conditioning system require c leaning.

Attic / Roof

 Improve: The attic access hatch should be better insulated.

Doors/Window s

 Improve: Weather-stripping imp rovement around door(s) is reco mmended.

 Improve: So me of the windows would not shut.

Fixtures

 Improve: Crac ked, deterio rated and/or missing kitchen sink area caulk should be replaced. During the inspection a leak was detected.

 Improve: The 2nd floor hall tub faucet handle is loose.

Windows

 Improve: The window in the fa mily roo m is open at the top. Improve ment should be undertaken.

ITEMS TO MONITOR Wood Boring Insects

 Monitor : Condit ions that are attractive to wood boring insects should be avoided since they can damage the property. These conditions include the storage of wood in damp environments, wood/soil contact around the perimeter o f the ho me (decking, sid ing, etc.), da mp soils, lea ky roofs, and unventilated spaces (roofs, garages, crawl spaces, etc.).

Garage

 Monitor : The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Crac ks more than 1/8” high could present a trip hazard.

 Monitor : The fins of the outdoor portion of the air conditioning system were observed to be damaged. This condition can reduce the efficiency of the system.

Water Heater

Fixtures

 Monitor : The bathtub in the basement bathroom was observed to drain slowly, suggesting that an obstruction may e xist.

 Monitor : The toilet seat in the basement bathroom was missing at the time of the inspection.

 Monitor : The sink in the basement bathroom is missing.

Wall / Ceiling Finishe s

 Monitor : Water staining was noted in the dining room.

 Monitor : Signs of mildew were observed around the basement of the tub trim.

 Monitor : Signs of mildew were observed in the basement closet

 Monitor , Re pair: Water da mage was noted on the basement wa ll and base board.

Basement Leakage

 Monitor : No evidence of mo isture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast

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act to collect roof water and drain the water at least five (5) feet fro m the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement lea kage. Please refer to the Roofing and Exte rior sections of the report for more informat ion.

In the event that basement lea kage proble ms are e xpe rienced, lot and roof drainage improve ments should be undertaken as a first step. Please beware of contractors who reco mmend e xpensive solutions. Excavation, da mp-proofing and/or the installation of dra inage tiles should be a last resort. In some cases, however, it is necessary. Your p lans for using the basement may a lso influence the approach taken to curing any dampness that is experienced .

Windows

 Monitor : It may be desirable to replace window screens where missing. The owner should be consulted regarding any screens that may be in storage.

 Monitor : The window(s) are painted shut in the basement. Improve ment can be undertaken as desired.

DEFERRED COST ITEMS Garage

It would be wise to install a smo ke detector in the garage.

Attic / Roof

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THE SCOPE OF THE INSPECTION

All co mponents 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 ma ke a buying decision. Not all improve ments will be identified during this inspection. Une xpected repairs should still be anticipated. The inspection should not be consider ed a guarantee or warranty of any kind.

This inspection is visual only. A representative sample of building co mponents are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of build ing components is performed.

Please refe r to the pre-inspection contract for a full e xp lanation of the scope of the inspection.

WEATHER CONDITIONS

Dry weather conditions prevailed at the time of the inspection.

RECENT WEATHER CONDITIONS

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Structure

DESCRIPTION OF STRUCTURE

Foundation: Basement Configurat ion

Floor Structure: Wood Joist (Not Visib le top level)

Wall Structure: Wood Frame Wood Fra me, Brick Veneer

Ceiling Structure: Joist (Not Visib le 1st level)

Roof Structure: Rafters Plywood Sheathing

STRUCTURE OBSERVATIONS

Posi tive Attribute s

The construction of the home is high quality. The materials and workmanship, where visible, are abo ve average. The inspection did not discover evidence of substantial structural move ment.

General Comments

No ma jor defects were observed in the accessible structural components of the house. Typical minor flaws were detected in the structural components of the building.

RECOMMENDATIONS / OBS ERVATIONS Exterior Walls

 Re pair: Blocked weep holes (openings in the mortar joints, typically found at foundation level) in the bric k veneer wall structure should be cleared to reduce the risk of water and/or fro st damage.

Wood Boring Insects

 Monitor : Condit ions that are attractive to wood boring insects should be avoided since they can damage the property. These conditions include the storage of wood in damp environments, wood/soil contact around the pe rimeter of the ho me (decking, sid ing, etc.), da mp soils, lea ky roofs, and unventilated spaces (roofs, garages, crawl spaces, etc.).

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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 follo wing conditions:

 Structural co mponents concealed behind finished surfaces could not be inspected.

 Only a representative sampling of visib le structural co mponents were inspected.

 Furniture and/or storage restricted access to some structural components.

 Engineering or arch itectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

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Roofing

DESCRIPTION OF ROOFING

Roof Covering: Asphalt Shingle

Roof Fla shings: Metal

Chimneys: Metal below siding

Roof Drainage System: Downspouts discharge above & below g rade

Skylights: None

Method of Inspection: Vie wed with binoculars

ROOFING OBSERVATIONS

The roof coverings are to be in generally good condition. Roof flashing details appear to be in good order. The chimneys do not show signs of significant deteriorat ion.

In all, the roof coverings show evidence of normal wea r and tear for a ho me of this age.

RECOMMENDATIONS / OBS ERVATIONS Gutters & Downspouts

 Re pair: Da maged or loose gutters should be repaired or replaced as necessary to avoid spilling roof runoff a round the building – a potential source of water entry or water da mage.

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LIMITATIONS OF ROOFING INSPECTION

 Not the entire underside of the roof sheathing is inspected for evidence of leaks.

 Ev idence of prior lea ks may be disguised by interior finishes.

 Estimates of re ma ining roof life are appro ximat ions only and do not preclude the possibility of lea kage. Lea kage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors.

 Antennae, chimney/flue interiors which a re not readily accessible are not inspected and could require re pair.

 Roof inspection may be limited by access, condition, weather, or other safety concerns.

 Portions of the roof were vie wed fro m the ground using binoculars. So me sections of the roof could not be viewed. Please also refer to the pre-inspection contract for a detailed e xp lanation of the scope of this inspection.

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Exterior

DESCRIPTION OF EXTERIOR

Wall Covering: Bric k Ha rdboard

Eave s, Soffits, And Fa scias: Wood

Exterior Doors: Metal

Window/Door Frames and Trim: Wood

Entry Driveways: Concrete

Entry Walkways And Patios: Concrete

Porche s, Decks, Steps, Railings: Treated Wood on the deck

Overhead Garage Door(s): Wood Automatic Opener Installed

Surface Drainage: Graded Towa rds House at the front

Fencing: Chain Lin k

EXTERIOR OBSERVATIONS

The house has all bric k constructed exterior wa lls. The e xte rior siding that has been installed on the house is relatively low ma intenance. The decking appears to be constructed fro m pressure treated wood. The garage appears to be fully insulated. The garage complete ly finished.

The e xterio r of the ho me shows normal wea r and tear for a ho me o f th is age.

RECOMMENDATIONS / OBS ERVATIONS Lot Drainage

 Possible Major Concern, Monitor: The driveway appears to slope towards the house. This condition can cause water entry in the building. Unfortunately, it is difficult to imp rove this situation without resurfacing the driveway adjacent to the foundation or by adding a special intercept drain system at the garage entry.

Exterior Walls

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Doors

 Re pair: Loca lized ev idence of deterioration was visible at rea r door fra me. Repa irs should be undertaken in when painting.

Garage

 Monitor : The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Crac ks more than 1/8” high could present a trip hazard.

Deck

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 It would be wise to install a smo ke detector in the garage.

LIMITATIONS OF EXTERIOR INSPECTION

 A representative sample of e xterior co mponents was inspected rather than every occurrence of components.

 The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

 Screening, shutters, awnings, or simila r seasonal accessories, fences, recreational facilities, outbuildings, seawalls, brea k-walls, docks, erosion control and earth stabilizat ion measures are not inspected unless specifically agreed -upon and documented in this report.

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Electrical

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: 120/ 240 Volt Ma in Se rvice - Se rvice Size : 200 A mp

Service Drop: Overhead

Service Entrance Conductors: Alu minu m

Service Equipment &

Main Disconnects: Main Serv ice Rating 200 A mps Brea kers Located: Ne xt to meter

Service Grounding: Copper

Sub-Panel(s): Located: ne xt to mete r

Service Panel &

Overcurrent Protection: Located: Basement

Di stribution Wiring: Copper

Wiring Method: Armored Cable "BX"  Non-Metallic Cable " Ro me x"

Switches & Receptacles: Grounded and Ungrounded

Ground Fault Circuit Interrupters: Bathroom(s) Whirlpool Exterior Ga rage Kitchen

ARC Fault Circuit Interrupters: Electrical Panel

Smoke Detectors: Present

ELECTRICAL OBSERVATIONS

The size of the electrical service is suffic ient for typica l single fa mily needs. A ll 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are e xtre me ly valuable, as they offer an e xtra leve l of shock protection. All GFCI ’s that were tested responded properly. A ll visible wiring within the home is copper. This is a good quality electrica l conductor.

Major Concer n: Inspection of the electrical system revealed the need for nu me rous repairs. These should b e high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electric ian should be consulted to

undertake the repairs reco mmended below.

RECOMMENDATIONS / OBS ERVATIONS Service / Entrance

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 Re pair: Circu its within the main distribution panel that are doubled up (referred to as “double taps”) should be

separated. Each c ircuit should be served by a separate fuse or breaker.

 Re pair: One of the wires to the lin king (sometimes re ferred to as bridging) 20 a mp breake r is missing and should be provided wherever two fuses or breakers serve the same circuit , assuming that the outlet is a 240 volt outlet. This ensures that the circuit will p rovide the needed 240 volts to the appliance.

Di stribution Wiring

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Lights

 Re pair: The light is inoperative. If the bulbs are not blown, the c ircuit sh ould be repaired.

 Re pair: Light fixture wiring at the front of the house should be properly terminated in a junction bo x if it will not be utilized at this time.

 Re pair: The rear basement light cover needs to be secured to fixture.

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Switch

 Re pair: M issing switch cover plates should be replaced to avoid a shock hazard near water heater.

Outlets

 Re pair: An outlet at the front of the house is loose. It should be properly secured to the exterior wa ll.

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Re pair: Severa l outlets in the basement are inoperative. Th is outlet and circuit should be investigated.

LIMITATIONS OF ELECTRICAL INSPECTION

 Electrical co mponents 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 electrica l co mponents which may not be inspected.

 The inspection does not include re mote control devices, alarm systems and components, low voltage wiring, systems, and components, ancilla ry wiring, systems, and other components which are not part of the prima ry e lectrica l power distribution system.

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Heating

DESCRIPTION OF HEATING

Energy Source: Gas

Heating System Type (Ba sement): Forced Air Furnace Manufacturer: Gibson Serial Nu mbe r: GLD040504834

Heating System Type: Forced Air Furnace Manufacturer: Gibson Serial Nu mbe r: GLD050112786

Vents, Flue s, Chimneys: Metal-Single Wall

Heat Distribution Methods: Ductwork

Other Components: Condensate Pump

HEATING OBSERVATIONS

The heating system is in generally good condition. This is a high effic iency heating system. Adequate heating capacity is provided by the system. Heat distribution within the home is adequate.

The heating system shows no visible evidence of ma jor defects. Minor repairs to the heating system are necessary.

RECOMMENDATIONS / OBS ERVATIONS Furnace

 Re pair: The heating system requires service. Th is should be a regular maintenance it e m to assure safe, reliable heat.

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 Improve: The dirty air filter should be replaced. ( Size 16x25x1)

Furnace

 Re pair: M issing insulation on refrigerant lines should be repaired. (See attic photos)

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 Re pair: The e xhaust cover inside attic furnace shows evidence of corrosion. This condition should be evaluated by a qualified licensed heating technician to assure reliable operation.

LIMITATIONS OF HEATING INSPECTION

 The adequacy of heat supply or distribution balance is not inspected.

 The interior of flues or chimneys which a re not readily accessible are not inspected.

 The furnace heat e xchanger, humidifie r, o r dehumidifie r, and e lectronic a ir filters are not inspected.

 Solar space heating equipment/systems are not inspected.

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Cooling / Heat Pumps

DESCRIPTION OF COOLING / HEAT PUMPS

Energy Source: Electricity 240 Vo lt Po wer Supply

Central System Type: Air Cooled Central Air Conditioning Manufacturer: Nordyne

Serial Nu mber: JSF040505928

Central System Type: Air Cooled Central Air Conditioning Manufacturer: Nordyne

Serial Nu mber: JSF040704256

Other Components: Condensate Pump

COOLING / HEAT PUMPS OBSERVATIONS

The capacity and configuration of the system should be sufficient for the home. The location of the return air vents is well suited to air conditioning. The system responded properly to operating controls.

The system shows no visible evidence of ma jor defects. Typica l minor repairs are reco mmended.

RECOMMENDATIONS / OBS ERVATIONS Central Air Conditioning

 Re pair: The outdoor unit of the air conditioning system (le ft unit) is out of level. This should be improved.

 Monitor : The fins of the left outdoor portion of the air conditioning system were observed to be damaged. This condition can reduce the efficiency of the system.

 Improve: Both outdoor units of the air conditioning system requires cleaning.

LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION

 Window mounted air conditioning units are not inspected.

 The cooling supply adequacy or distribution balance are not inspected.

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Insulation / Ventilation

DESCRIPTION OF INSULATION / VENTILATION

Attic Insulation: R30 Fiberglass in Main Attic

Roof Ventilation: Ridge Vents Soffit Vents

Exhaust Fan/vent Locations: Bathroom Dryer

INSULATION / VENTILATION OBSERVATIONS

This is a we ll insulated home.

 Caulking and weather-stripping around doors, windows and other exterior wa ll openings will help to ma intain weather tightness and reduce energy costs. Rooms that e xtend over unheated areas tend to be cooler than other areas of the home during winter months. .

RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS Attic / Roof

 Insulation improve ments may be cost effective above the master suite, depending on the anticipated term of o wnership.

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 Re pair: Exhaust vent pipe leading fro m the the master bathroom should be vented to the building e xterior.

 Re pair: Exhaust vent pipe leading fro m the the master bathroom is da maged. Replace ment is recommended.

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 Improve: Weather-stripping imp rovement around door(s) is reco mmended.

 Improve: So me of the windows would not open or shut.

LIMITATIONS OF INSULATION / VENTILATION INSPECTION

 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 wa lls to look for insulation) are performed .

 Potentially ha zardous materials such as Asbestos and Urea Forma ldehyde 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 explic itly contracted -for and discussed in this or a separate report.

 Any estimates of insulation R values or depths are rough average values.

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Plumbing

DESCRIPTION OF PLUMBING

Water Supply Source: Public Water Supply

Service Pipe to House: Copper

Main Water Valve Location: Front Wall of Basement

Interior Supply Piping: Copper Plastic

Waste System: Public Se wer System

Drain, Waste, & Vent Piping: Plastic

Water Heater: Gas Approximate Capacity (in ga llons): 50 Manufacturer: Rhee m

Serial Nu mber: RHLN 0505504046

Fuel Shut-Off Valves: Natural Gas Main Valve at mete r on e xterior side wall

Other Components: Pressure Regulator on Main Line

PLUMBING OBSERVATIONS

The plumb ing system requires many minor imp rovements.

Complime ntary: Ma in water shut off Compli mentar y: Main gas shut off

RECOMMENDATIONS / OBS ERVATIONS

Water Heater

Fixtures

 Re pair: It is recommended that an anti-siphon device be added to the hose bib(s).

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Bib is leaking behind wall into basement. (See ne xt photo)

 Re pair: There was very low hot water supply line pressure to faucets.

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 Re pair: The shower head diverter in the basement bathroom is in poor condition.

 Monitor : The bathtub in the basement bathroom was observed to drain slowly, suggesting that an obstruction may e xist.

 Re pair: The tub faucet in the basement bathroom was labeled incorrectly. Hot should always be on the left and cold should be on the right.

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 Monitor : The sink in the basement bathroom is missing.

 Re pair: The sink in the powder roo m is not secured to wall.

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 Improve: Crac ked, deterio rated and/or missing kitchen sink area caulk should be replaced. During the inspection a leak was detected.

The water is coming under sink & down into the cabinet

 Re pair: The faucet(s) in the kitchen are leaking.

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 Re pair: A supply valve handle at the water heater is stiff / da maged. This may be reason why the hot water pressure is so low in the ho me.

 Re pair: The supply piping is leaking at laundry sink.

Wall is wet

LIMITATIONS OF PLUMBING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scop e by (but not restricted to) the follo wing conditions:

 Portions of the plumb ing system concealed by fin ishes 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 explicit ly 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 la wn sprinkler systems, and private waste disposal systems are not inspected unless exp lic itly contracted-for and discussed in this or a separate report.

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Interior

DESCRIPTION OF INTERIOR

Wall And Ceiling Materials: Dry wall

Floor Surfaces: Carpet Tile Wood Concrete

Window Type(s) & Glazing: Casement

Doors: Wood-Hollow Co re

INTERIOR OBSERVATIONS

General Condition of Interior Finishes

On the whole, the interior finishes of the home are in average condition. Typica l fla ws were observed in some areas .

General Condition of Windows and Doors

The ma jority of the doors and windows are good quality.

General Condition of Floors

The floors of the home are relat ively level and wa lls are re lative ly plu mb.

RECOMMENDATIONS / OBS ERVATIONS Wall / Ceiling Finishe s

 Monitor : Water staining was noted in the dining room.

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 Monitor : Signs of mildew were observed in the basement closet

 Monitor , Re pair: Water da mage was noted on the basement wa ll and base board.

Basement Leakage

 Monitor : No evidence of mo isture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration w ill pose a problem in the future. The vast ma jority of basement lea kage proble ms are the result of insuffic ient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away fro m the foundation. Gutters and downspouts should

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act to collect roof water and drain the water at least five (5) feet fro m the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement lea kage. Please refer to the Roofing and Exte rior sections of the report for more informat ion.

In the event that basement lea kage proble ms are e xpe rienced, lot and roof drainage improve ments should be undertaken as a first step. Please beware of contractors who reco mmend e xpensive solutions. Excavation, da mp -proofing and/or the installation of dra inage tiles should be a last resort. In some cases, however, it is necessary. Your p lans for using the basement may a lso influence the approach taken to curing any dampness that is experienced.

Windows

 Monitor : It may be desirable to replace window screens where missing. The owner should be consulted regarding any screens that may be in storage.

 Monitor : The window(s) are painted shut in the basement. Improve ment can be undertaken as desired.

 Improve: The window in the fa mily roo m is open at the top. Improve ment should be undertaken.

Kitchen Cabinets

 Re pair: The kitchen cabinets over the stove are missing middle trim.

Bathroom Cabinets

 Re pair: Loose or da maged cabinet handles in the bathroom should be repaired.

Doors

 Re pair: Doors should be trimmed or adjusted as necessary to work properly.

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 Safety Concern, Re pair: Evidence of wasp nests were observed in the attic of the bonus room and there is risk of additional hidden nests. If the property has not already been treated, a licensed pest control specialist should be engaged to treat the property.

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 follo wing conditions

 Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may bloc k defects.

 Carpeting, window treat ments, central vacuum systems, household appliances, recreational facilities, paint, wa llpaper, and other finish treatments are not inspected.

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Appliances

DESCRIPTION OF APPLIANCES

Appliances Te sted: Gas Range Gas Cooktop Dishwasher Waste Disposer

Laundry Facility: 240 Volt Circuit for Dryer Dryer Vented to Building Exte rior 120 Vo lt

Circuit for Washer Hot and Cold Water Supply for Washer Waste Standpipe for Washer Washer Discharges to Laundry Tub/Sink

Other Components Tested: Door Bell

APPLIANCES OBSERVATIONS

Most all appliances that were tested responded satisfactorily.

RECOMMENDATIONS / OBS ERVATIONS Di shwasher

 Re pair: The dishwasher water supply is very low.

LIMITATIONS OF APPLIANCES INSPECTION

 Thermostats, time rs and other specialized features and controls are not tested.

 The temperature ca librat ion, functionality of time rs, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

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Fireplaces / Wood Stoves

DESCRIPTION OF FIREPLACES / WOOD STOVES

Fireplaces: Gas Firep lace Insert

Vents, Flue s, Chimneys: Outside Co mbustion Air Provided

FIREPLACES / WOOD STOVES OBSERVATIONS

On the whole, the fireplace and it’s components were found to be in average condition. Typical flaws were observed in some areas.

RECOMMENDATIONS / OBS ERVATIONS Fireplaces

 Re pair: The fireplace ch imney should be inspected and cleaned prior to operation.

LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION

 The interiors of flues or chimneys are not inspected.

 Fire screens, firep lace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and firep lace surrounds, combustion ma ke-up air devices, and heat distribution assists (gravity or fan -assisted) are not inspected.

 The inspection does not involve igniting or e xt inguis hing fires nor the determination of draft.

 Fireplace inserts, stoves, or firebox contents are not moved.

Home Inspection Report