Building Inspection Report

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Building Inspection Report

3645 Sample RD. Riecken Home Inspections, IN 47730

Inspection Date:

04-19-2013

Prepared For:

Home Buyer

Prepared By:

Riecken Home

Inspections

345 N.

2nd St

Elberfeld IN,

47613

812.760.2960

812.774.0804

[email protected]

Report Number:

04192013

Inspector:

Brandon L. Riecken

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This confidential report is prepared exclusively for the Home Buyer

Report Overview

THE HOUSE IN PERSPECTIVE

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)

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Wall / Ceiling Finishes

 Repair: Water damage was noted. (Top of stairs coming from garage. 48% moisture)

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 2nd 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)

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This confidential report is prepared exclusively for the Home Buyer 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. (2nd 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)

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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

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Structure

DESCRIPTION OF STRUCTURE

Foundation: Concrete Block Brick

Columns: Concrete Block

Floor Structure: Wood Joist

Wall Structure: Wood Frame

Ceiling Structure: Joist

Roof Structure: 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:

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This confidential report is prepared exclusively for the Home Buyer  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.

Standing water in crawl

Termite tubes in crawl Plastic that needs spread

out over dirt.

Insulation that has fallen off ducting.

Corner that is not over footer.

Hole that should be sealed in crawl space.

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Roofing

DESCRIPTION OF ROOFING

Roof Covering: Asphalt Shingle

Roof Flashings: Metal

Chimneys: Masonry

Roof Drainage System: Aluminum Downspouts discharge below grade

Method of Inspection: Walked on roof Viewed from ladder at eave

ROOFING OBSERVATIONS

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

 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.

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Hole in boot allowing water in.

Chimney caps need to be resealed. Some minor spalling on chimney

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Painting needed Moisture showing through on decking of roof

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Exterior

DESCRIPTION OF EXTERIOR

Wall Covering: Metal Siding

Eaves, Soffits, And Fascias: Aluminum

Exterior Doors: Metal

Window/Door Frames and Trim: Wood Metal-Covered

Entry Driveways: Asphalt Concrete

Entry Walkways And Patios: Concrete Brick

Porches, Decks, Steps, Railings: Brick

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

Surface Drainage: Level Grade

EXTERIOR OBSERVATIONS

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.

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

 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.

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This confidential report is prepared exclusively for the Home Buyer documented in this report.

Siding cracked on detached garage Vines on home

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Electrical

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: 120/240 Volt Second Service - Service Size: 200 Amps

Service Drop: Underground

Service Entrance Conductors: Aluminum

Service Equipment &

Main Disconnects: Main Service Rating 200 Amps Located: East side of garage

Service Grounding: Copper

Service Panel &

Overcurrent Protection: Panel Rating: 200 Amp Breakers Located: Main Garage

Sub-Panel(s): Panel Rating: 30 Amp Breakers Located: Detached Garage

Distribution Wiring: Copper

Wiring Method:  Non-Metallic Cable "Romex"

Switches & Receptacles: Grounded

Ground Fault Circuit Interrupters: Bathroom(s) Exterior Garage Kitchen

Smoke Detectors: Present

ELECTRICAL OBSERVATIONS

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.

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

 Electrical components concealed behind finished surfaces are not inspected.  Only a representative sampling of outlets and light fixtures were tested.

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This confidential report is prepared exclusively for the Home Buyer distribution system.

Switches unknown GFCI does not trip

Loose receptacle

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Heating

DESCRIPTION OF HEATING

Energy Source: Gas

Heating System Type: Forced Air Furnace 2nd Floor over garage Manufacturer: Carrier 6-1991

Serial Number: 2791A02797 •Modal Number: 58SXA040-GG •Filter Size: 16x25x1

Heating System Type: Forced Air Furnace 2nd floor over kitchen Manufacturer: Carrier 10-2010

Serial Number: 4110A00659 •Modal Number: 58MEC060-12 •Filter Size: 16x25x1

Heating System Type: Forced Air Furnace Main floor

Manufacturer: Carrier 9-1991 Serial Number: 3691A06682 •Modal Number: 58DXA080-JG

Vents, Flues, Chimneys: Plastic

Heat Distribution Methods: Ductwork

HEATING OBSERVATIONS

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.

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

 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.

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Moisture under central unit off master bedroom

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Cooling / Heat Pumps

DESCRIPTION OF COOLING / HEAT PUMPS

Energy Source: Electricity

Central System Type: Air Cooled Central Air Conditioning

Manufacturer: Carrier 2-2010 Serial Number: 0810E20063 •Modal Number: 24APA524A310

Manufacturer: Carrier 9-1991 Serial Number: 3791E14681 •Modal Number: 38TR036300

Manufacturer: Carrier 9-1991 Serial Number: 2491E15899 •Modal Number: 38TKB018300

Through-Wall Equipment: 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

 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.

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Insulation / Ventilation

DESCRIPTION OF INSULATION / VENTILATION

Attic Insulation: R30 Fiberglass in Main Attic

Exterior Wall Insulation: R12 Fiberglass in Original Walls

Crawl Space Insulation: R10 Exposed Polystyrene on walls

Vapor Retarders: Plastic

Roof Ventilation: Ridge Vents Gable Vents Soffit Vents

Crawl Space Ventilation: Exterior Wall Vents

Exhaust Fan/vent Locations: Bathroom Kitchen Dryer

INSULATION / VENTILATION OBSERVATIONS

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

 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.

Bathroom vents need to discharge to the exterior.

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Plumbing

DESCRIPTION OF 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 7-2011 Serial Number: 1128T471530 •Modal Number: N50T61-403

Fuel Shut-Off Valves: Natural Gas Main Valve at meter

PLUMBING OBSERVATIONS

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.

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

 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.

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toilet tank mechanism is leaking waste piping does not have sufficient slope

The sink drain does not work properly recommend fix or replace. faucet drain mechanism is leaking

Valve is on fire. Water piping lacks

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Interior

DESCRIPTION OF INTERIOR

Wall And Ceiling Materials: Drywall

Floor Surfaces: Carpet Tile Wood

Doors: Wood-Hollow Core

Window Type(s) & Glazing: 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.

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Latch needs adjusted.

Windows show sign of rot and should be repaired. Insect damage to trim over

garage door. Seal Popped on this _window. Dog scratching on windows

Water damage in this area.

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Appliances

DESCRIPTION OF APPLIANCES

Appliances Tested: Built-in Electric Oven Gas Cooktop Dishwasher Refrigerator

Laundry Facility: 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

Other Components Tested: Cooktop Exhaust Vent/Fan

APPLIANCES OBSERVATIONS

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.

None

LIMITATIONS OF APPLIANCES INSPECTION

 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.

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Fireplaces / Wood Stoves

DESCRIPTION OF FIREPLACES / WOOD STOVES

Fireplaces: Masonry Firebox Gas Fireplace Insert

Vents, Flues, Chimneys: Outside Combustion Air Provided Masonry Chimney-Lined

FIREPLACES / WOOD STOVES OBSERVATIONS

On the whole, the fireplace and its components are in above average condition.

See Plumbing Section for repair item.

LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION

 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.