HOME INSPECTION REPORT

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HOME INSPECTION REPORT

TABLE OF CONTENTS

type of structure:

levels:

direction main entrance:

estimated age of structure:

foundation type:

time of inspection:

weather conditions:

temperature outside (start):

ground condition:

property occupied:

persons present during inspection:

name

GENERAL INFORMATION single family dwelling one-story

basement

north 8:00 AM no precipitation

dry yes

client, client's real estate agent 42 years

low 70's

o

F

407 W. Smith Valley Rd. #1032 Greenwood, IN 46142

(317) 833-6048

12:00 PM to

6 8

12 14 16 17 10

18 - 22 Cover Sheet

Summary of Comments Heating & Cooling Electrical

Exterior & Grounds Roof

page

1 2 3 4

Plumbing Interior Foundation Attic

Purpose & Scope Terminology

Address of Property:

Harry Homeowner

Report Prepared for:

123 Anywhere St.

Indianapolis IN 46000

Date of Inspection:

Inspector's Name:

Inspection Case No.:

June 1, 2009

08113001

License Number:

Scott Kissel HI00800073

temperature outside (end):

mid 80's

o

F

23 - 26

Standards of Practice

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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

acceptable 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.

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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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 be very 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.

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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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 photo #1A on the following page after the ''Roof'' comments.

ROOF

DESCRIPTION OF THE SYSTEMS & COMPONENTS

roof covering material:

estimated age of roof covering:

number of layers of roofing:

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2.

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4. evaluation method:

EVALUATION OF THE SYSTEMS & COMPONENTS exposed flashings:

6. acceptable

skylight(s): not present

5. roof coverings: see comments below 7.

asphalt shingles early stages of life 1

HOUSE

asphalt roll roofing appears at mid life 1

OVER REAR PORCH

COMMENTS walked entire roof

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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ROOF

PHOTOS

photo

#1A

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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EXTERIOR &

GROUNDS

DESCRIPTION OF THE SYSTEMS & COMPONENTS wall surface materials:

1.

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 photo #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 photo #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 photo #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 photo #4B on the following page after 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.

EVALUATION OF THE SYSTEMS & COMPONENTS

trim / soffit / flashing:

gutters & downspouts:

4.

5. see comments below

see comments below wall surfaces: acceptable

windows:

6.

acceptable 7.

COMMENTS brick, vinyl siding

17.

15.

vegetation effects:

porch floor / patio:

16.

acceptable

14.

retaining wall(s):

guard/handrails:

9.

10.

12.

13.

driveway / sidewalk(s):

drainage / lot grading:

acceptable

see comments below 8.

see comments below

deck: acceptable

not present acceptable

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

chimney(s): see comments below (317) 833-6048

doors: acceptable

not present carport structure:

11.

2. structures inspected:

garage type: attached garage 3.

dwelling

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PHOTOS

photo

#1B

photo

#2B

photo

#3B

photo

#4B

EXTERIOR &

GROUNDS

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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next to main panel

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ELECTRICAL

DESCRIPTION OF THE SYSTEMS & COMPONENTS yes

service active:

main panel location:

service size:

main disconnect: in main panel 1.

2.

3.

4.

6.

200 amp / 240 volt basement

7.

8.

branch disconnect:

branch wiring:

wiring type:

circuit breakers copper

plastic-sheathed cable w/ integral ground

EVALUATION OF THE SYSTEMS & COMPONENTS

main panel:

sub panel(s):

10.

11.

see comments below acceptable

13. grounding: acceptable

9. main service: acceptable

12. branch wiring: acceptable

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 photo #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 (photo #2C). The location of the main disconnect (shut-off switch for the electrical system) is identified by the arrow in photo #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.

COMMENTS

ground fault interrupters:

14. lights / switches / outlets:

15.

acceptable acceptable

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

sub panel location(s):

5.

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ELECTRICAL

PHOTOS

photo

#1C

photo

#2C

photo

#3C

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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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 photo #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 photo #2D on the following page after the ''Heating and Cooling'' comments.

HEATING &

COOLING

DESCRIPTION OF THE SYSTEMS & COMPONENTS

EVALUATION OF THE SYSTEMS & COMPONENTS heating unit energy source:

3.

2.

4.

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COMMENTS fuel lines: acceptable

5 - 6 years old heating unit estimated age: 3 - 4 years old

forced air heating system type:

1.

central A/C

5.

6. fuel shut-off location:

supplement heating: not present at unit natural gas

heating operation: acceptable

heat exchanger: acceptable 10.

11.

8.

combustion air:

safety / limit controls:

acceptable acceptable

fuel tank: not applicable 13.

12.

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venting system: acceptable 9. cooling operation: acceptable

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cabinet(s): acceptable

filter: acceptable

thermostat: acceptable distribution system: acceptable condensate system:

refrigerant lines:

acceptable

see comments below

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

cooling system type:

cooling unit estimated age:

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HEATING &

COOLING

PHOTOS

photo

#1D

photo

#2D

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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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 photo #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 photo #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 photo #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.

18.

acceptable 16.

acceptable

PLUMBING

DESCRIPTION OF THE SYSTEMS & COMPONENTS yes

system active:

water source:

supply pipes:

main water shut-off location:

1.

2.

3.

4.

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7.

appears to be public supply copper

next to water heater

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EVALUATION OF THE SYSTEMS & COMPONENTS

main water shut-off:

waste / vent pipes:

12.

13.

acceptable acceptable

15.

fuel pipes / main shut-off:

water heater:

acceptable

see comments below 11. supply pipes: see comments below

14.

waste / vent pipes: PVC plastic

water heater energy source:

water heater size:

natural gas 40 gallons water heater estimated age: 6 - 7 years old

COMMENTS

main fuel shut-off location: garage

19.

faucets: acceptable

17.

tub(s) / shower(s): acceptable 6.

fuel pipe material: black steel

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

sinks:

toilet(s):

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PLUMBING

PHOTOS

photo

#1E

photo

#2E

photo

#3E

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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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 photo #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.

COMMENTS see comments below

see comments below

smoke alarms:

fireplace:

acceptable

INTERIOR

DESCRIPTION OF THE SYSTEMS & COMPONENTS

EVALUATION OF THE SYSTEMS & COMPONENTS 6.

flooring / walls / ceiling / trim: acceptable

8.

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7. stairs / railings:

cabinets / countertops / shelving: acceptable

10.

9.

acceptable

fireplace: wood burning fireplace

basement finish: partially finished

12.

21.

15.

range / oven / cooktop: acceptable

14.

dishwasher: acceptable

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5.

bath wall surround(s): see comments below

not applicable acceptable not present acceptable

disposer: acceptable

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dryer vent:

kitchen exhaust hood:

built-in microwave:

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

garage finish: unfinished

windows: acceptable

doors: acceptable

fire separation, garage to house: acceptable

vehicle door(s): acceptable

automatic garage door opener: acceptable 13.

bath exhaust fan(s):

22.

solid fuel burning appliance:

solid fuel burning appliance:

not present 4.

23.

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INTERIOR

PHOTOS

photo

#1F

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

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FOUNDATION

DESCRIPTION OF THE SYSTEMS & COMPONENTS basement

foundation type:

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subfloor:

insulation:

plywood

joist pockets of perimeter wall foundation walls:

inspection method:

foundation floor:

entered concrete block concrete

framing joists: wood

drainage system: sump pump and pit

No comments.

EVALUATION OF THE SYSTEMS & COMPONENTS

foundation walls:

foundation floor:

10.

11.

acceptable

acceptable 16.

9. access: acceptable

15.

floor framing/beams/columns:

12. acceptable

insulation:

13. acceptable

14. ventilation: acceptable

17. dryer vent:

see ''Interior'' section drainage system: acceptable

COMMENTS

vapor barrier: acceptable

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

18. finished basement area:

acceptable

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ATTIC

DESCRIPTION OF THE SYSTEMS & COMPONENTS inspection method:

insulation:

1.

2.

3.

entered attic

fiberglass batts/blown-in 4.

framing: conventional (wood rafters/joists) roof sheathing: plywood

EVALUATION OF THE SYSTEMS & COMPONENTS

framing:

roof sheathing:

6.

7.

acceptable acceptable

10. plumbing & fan vents: see comments below

5. access: acceptable 9. ventilation: acceptable

insulation:

8. acceptable

11. dryer vent: acceptable

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.

COMMENTS

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

12. chimney / flue(s): acceptable

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SUMMARY

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 photo #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 photo #1C on the following page after the ''Electrical'' comments.

SUMMARY OF COMMENTS MAJOR CONCERNS

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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SUMMARY

________________________________________________________________________________________________

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 photo #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 photo #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 photo #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 photo #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.

SUMMARY OF COMMENTS

REPAIR / REPLACEMENT RECOMMENDATIONS

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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SUMMARY

SUMMARY OF COMMENTS RECOMMEND MONITORING

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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 photo #2B on the following page after the ''Exterior & Grounds'' comments.

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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SUMMARY

SUMMARY OF COMMENTS

MAINTENANCE / IMPROVEMENT RECOMMENDATIONS

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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 photo #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 photo #4B on the following page after the ''Exterior & Grounds'' comments.

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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.

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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.

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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.

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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SUMMARY

SUMMARY OF GENERAL COMMENTS

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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.

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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 (photo #2C). The location of the main disconnect (shut-off switch for the electrical system) is identified by the arrow in photo #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.

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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 photo #2D on the following page after the ''Heating and Cooling'' comments.

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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 photo #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 photo #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.

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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.

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

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STANDARDS OF PRACTICE

STANDARDS OF PRACTICE

based on Indiana Law Title 878 IAC 1-2-1 Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048

1. Purpose and Scope

1.1 The inspector shall inspect:

1.1.1 readily accessible systems and components of homes listed in these standards of practice.

1.1.2 installed systems and components of homes listed in these standards of practice.

1.2 The inspector shall report:

1.2.1 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.

1.2.2 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:

2.1.1 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.

2.1.2 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:

2.2.1 provide any engineering service or architectural service;

2.2.2 offer an opinion as to the adequacy

of any structural system or component.

3. Exteriors requirements are as follows:

3.1 The inspector shall:

3.1.1 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

3.1.2 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:

4.1.1 inspect:

(A) the roof covering;

(B) the roof drainage systems;

(C) the flashings;

(D) the skylights, chimneys, and roof penetrations.

4.1.2 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;

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STANDARDS OF PRACTICE

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048 (C) other installed accessories.

5. Plumbing systems requirements are as follows:

5.1 The inspector shall:

5.1.1 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.

5.1.2 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:

5.2.1 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.

5.2.2 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:

6.1.1 inspect:

(A) the service drop;

(B) the service entrance conductors, cables, and raceways;

(C) the service equipment and main disconnects;

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.

6.1.2 describe:

(A) the amperage and voltage rating of the service;

(B) the location of main disconnect or disconnects and subpanels;

(C) the wiring methods.

6.1.3 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:

6.2.1 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;

6.2.2 measure amperage, voltage, or impedance.

7. Heating systems requirements are as follows:

7.1 The inspector shall:

7.1.1 inspect:

(A) the installed heating equipment;

(B) the vent systems, flues, and chimneys.

7.1.2 describe:

(A) the energy source;

(B) the heating method by its distinguishing characteristics.

7.2 The inspector is not required to:

7.2.1 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;

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STANDARDS OF PRACTICE

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048 distribution balance.

8. Air conditioning systems requirements are as follows:

8.1 The inspector shall:

8.1.1 inspect the installed central and through-wall cooling equipment.

8.1.2 describe:

(A) the energy source;

(B) the cooling method by its distinguishing characteristics.

8.2 The inspector is not required to:

8.2.1 inspect electronic air filters;

8.2.2 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:

10.1.1 inspect:

(A) the insulation and vapor retarders in unfinished spaces;

(B) the ventilation of attics and foundation areas;

(C) the mechanical ventilation systems.

10.1.2 describe:

(A) the insulation and vapor retarders in unfinished spaces;

(B) the absence of insulation in unfinished spaces at conditioned surfaces.

10.2 The inspector is not required to:

10.2.1 disturb insulation or vapor retarders;

10.2.2 determine indoor air quality.

11. Fireplaces and solid fuel burning appliances requirements are as follows:

11.1 The inspector shall:

11.1.1 inspect:

(A) the system components; and (B) the vent systems, flues, and

chimneys.

11.1.2 describe:

(A) the fireplaces and solid fuel burning appliances; and (B) the chimneys.

11.2 The inspector is not required to:

11.2.1 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.

11.2.2 ignite or extinguish fires.

11.2.3 determine draft characteristics.

11.2.4 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.

13.2 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

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STANDARDS OF PRACTICE

Report Prepared for: Harry Homeowner

Date of Inspection:

Inspection Case No.:

June 1, 2009 08113001

(317) 833-6048 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.

13.3 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.

13.4 The inspector is not required to operate:

13.4.1 any system or component that:

(A) is shut down or otherwise inoperable; or

(B) does not respond to normal operating controls; or 13.4.2 shut-off valves.

13.5 The inspector is not required to enter:

(A) any area that will, in the opinion

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.

13.6 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.

13.7 The inspector is not required to:

13.7.1 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;

13.7.2 move:

(A) suspended ceiling tiles;

(B) personal property;

(C) furniture;

(D) equipment;

(E) plants;

(F) soil;

(G) snow;

(H) ice;

(I) debris;

13.7.3 dismantle any system or

component, except as explicitly

Figure

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References

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