Villa Cir. / Final Analysis property inspections / Adam Comeau

1. Roofing

The inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Overview Photos

Styles & Materials

GENERAL ROOF CONDITION / RATING: Good (No significant concerns, functioning as designed)	Roof service life remaining:: 50% - 80% (Good - No concerns outside of normal maintenance)	Roof covering material: 3 tab asphalt shingle
Viewed roof from: Walked roof Attic	Number of layers: One	Attic Ventilation: None found Improvements recommended

System items and inspected components.

1.0	ROOF COVERINGS Comments and observations: Inspected
	Maintenance - Observed the tree limbs that are in contact with roof or hanging near roof which can cause damage (Item 1). These limbs should be trimmed away so they are not overhanging the roof or touching the structure. 1.0 (Item 1)

1.1	FLASHINGS Comments and observations: Inspected

1.2	SKYLIGHTS, CHIMNEYS and Other ROOF PENETRATIONS Comments and observations: Inspected

1.3	ROOF DRAINAGE SYSTEMS Comments and observations: Not Present

1.4	ATTIC VENTILATION Comments and observations: Not Present
	(1) General Statement - Attic ventilation plays an important role in reducing the heat loads in your attic, dissipating trapped moisture and contributing to the overall health of your attic/roof system. A poorly ventilated attic can reduce HVAC performance, shorten shingle life, and will promote rot of wood materials if moisture can't escape. Poor eave/soffit vents are the # reason for poor attic ventilation. Typically newer homes are better ventilated but older homes 20+ years, should be reviewed for improvement. It is important to remember that you need balanced intake vents along with outlet vents for good air flow. Installing just a power fan may not accomplish this. See more ventilation tips here Attic is NOT ventilated
	(2) Deficiency - This roof has no intake or outlet air provisions and will cause the shingles to age faster than designed and will increase heat loads in the attic. Recommend professional repairs be completed by a qualified roofing contractor.

The roof of this home was inspected and reported on it's current condition with the above information. The roof inspection process and the inspector makes every effort to find all areas of concern in order to provide you with a good general consensus of the roof system's condition. However, this consensus is limited to visual observation only of the overall condition. The roof inspection is not technically exhaustive. Therefore Final Analysis Home Inspections can not and does not claim to find and identify any or all water leaks that exists during the inspection or leak under certain weather conditions or leaks that may occur after the inspection. Roof construction and flashings are designed as such that many areas are concealed, obstructed, or just not accessible which will allow some problems can to go undetected. The purpose of a roof inspection is to help determine its condition and potential for leaks. We do report obvious leaks or potential problems to support this purpose but the inspection has limitations and should not be construed as all inclusive of all leaks or a guarantee against future leaks. Subjective to the visual finding, we will be able to recommend whether an invasive or technically exhaustive evaluation should be completed by a qualified contractor or specialist. Any repair items mentioned in this report should be considered before purchase. It is further recommended that qualified contractors be used in further evaluating any issues flagged for concern in this report. All repair items requested by you should be subject to your satisfaction and acceptance of the repair entity and their completed workmanship before you go to settlement. Read more about roofing here

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2. Exterior

The inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing (tempered glass) in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Overview Photos

Styles & Materials

GENERAL EXTERIOR CONDITION / RATING: Good (No significant concerns, functioning as designed)	Siding material: Vinyl	Trim materials: Aluminum coil stock Vinyl
Exterior Entry Doors: Steel	Appurtenance: Covered porch	Driveway: Concrete
Evidence of water intrusion at exterior walls windows doors: No

System items and inspected components.

2.0	Siding, Trim, Eaves, Flashings, Exterior finishes Comments and observations: Inspected

2.1	Doors (exterior) Comments and observations: Inspected
	Defect - The rear entry door weather seals are heavily pet damaged and are subject to water intrusion and unconditioned air infiltration (Item 1). Recommend professional repairs be completed by a qualified contractor. 2.1 (Item 1)

2.2	Windows (exterior) Comments and observations: Inspected

2.3	Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings Comments and observations: Inspected

2.4

Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected

General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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3. Interiors

The inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.

Overview Photos

Hall bathroom

Living room

Master bedroom

Master bathroom

Styles & Materials

GENERAL INTERIOR CONDITION / RATING: Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)	Ceiling Materials: Drywall, Sheet rock, Gypsum Plaster veneer Wood lath and plaster	Wall Material: Drywall, Sheetrock, Gypsum Plaster Wood lath and plaster
Floor Covering(s): Carpet Hardwood T&G Vinyl	Window Types: Vinyl Tilt feature Double-hung Thermal/Insulated AGED	Interior Doors: Hollow core Wood
Cabinetry: Wood	Countertop: Tile

System items and inspected components.

3.0	CEILINGS Comments and observations: Inspected
	Observation - The plaster key was are failing in the old wood lathe and plaster ceilings (Items 1 and 2). The ceilings feel solid when pressed against with a probing too and appear to have been reinforced with the installation of new gypsum board. 3.0 (Item 1) 3.0 (Item 2)

3.1

WALLS
Comments and observations: Inspected

Disclosure, Safety - This home may contain lead based paint. Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint) (Item 1). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly. You may consider having this home professionally tested for the presence of lead based paint. During construction or renovation lead based paint requires special containment and removal. Read more about lead in the home.

3.1 (Item 1)

3.2	FLOORS Comments and observations: Inspected

3.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments and observations: Inspected
	SAFETY - Handrails missing at basement steps (Item 1). In older homes this was not required but has been required for many years in newer construction. This information is provided for your safety. 3.3 (Item 1)

3.4	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Comments and observations: Inspected

3.5	DOORS (REPRESENTATIVE NUMBER) Comments and observations: Inspected

3.6

WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected

Defect - Insulated glass (IG unit) seal failure - The glazing seal has failed causing etching, fogged appearance and condensation between the glass panes in the center bedroom right side window top sash (Item 1). The insulated double pane glazing has compromised thermal properties in addition to permanent cosmetic damage. The typical repair is to replace the thermal glass (IG unit) with new. There are several local service providers / contractors that specialize in this type of repair. It is recommended you contact them for further evaluation and to obtain repair cost estimates.

Be Advised: Evidence of seal failure is affected by environmental temperature and humidity levels making it difficult to detect and not always visible during the inspection but may surface later. Recommend additional inspections before close of escrow be completed during your walk through inspection. Additionally, if multiple windows in the home have seal failure it should be expected that other windows are likely to fail in the future do to age and poor factory design.

3.6 (Item 1)

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed or are not accessible. Inside wall framing and cavities are not inspected but may contain concealed or hidden damages such as rot, termites, rodent nesting, missing insulation or leaky plumbing. This inspection does not report obvious cosmetic or esthetic conditions such as aging, wear and tear, dirt filth, soil or physical damage to walls, ceilings, floors, cabinets and counters. . The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Any repair items mentioned in this report should be considered and resolved before closing of purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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4. Structural Components

The Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The inspector is not required to: Enter any area or perform any procedure that may damage the property, has less than 24" clearances, or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Overview Photos

View of basement structure

View of basement structure

View of attic strcuture

Roof structure = 2x4 Rafters with wood plank sheathing

Styles & Materials

GENERAL STRUCTURAL CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	Is there significant structural faiulre/damage/distress was observed/suspected: YES Floor framing Foundation/piers Roof/attic structure Further evaluation/repairs recommended.	Crawl space access point: Basement
Method used to observe Crawlspace: Walked	Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores: YES Inactive Prior treated Termites	Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace: No
Crawlspace ventilation: basement windows	Attic access: Ceiling scuttle hole	Method used to observe attic: Crawled
Was there evidence of Harmful Moisture Conditions in Attic: No	Foundation type: Basement	Floor Structure: Conventional wood framed
Wall Structure: Conventional wood frame	Columns or Piers: Masonry block	Ceiling Structure: Conventional wood frame
Roof Structure: 2 X 4 Rafters Wood plank	Roof-Type: Gable

System items and inspected components.

4.0	FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects) Comments and observations: Inspected
	Deficiency - Observed several areas around the exterior of the foundation where the concrete parging is delaminating and failing (Item 1). These areas are subject to water intrusion which can weaken and breakdown the red brick foundation. Recommend professional repairs be completed by a qualified contractor. 4.0 (Item 1)

4.1	VAPOR RETARDERS (Crawl pace) Comments and observations: Inspected

4.2	STRUCTURAL FRAMING walls, floors, ceilings (where visible) Comments and observations: Inspected
	(1) Defect - Observed a notched floor joist beneath the dining area where an abandoned heat supply pipe was installed (Item 1). Recommend professional repairs be completed by a qualified building contractor using approved methods and materials. 4.2 (Item 1)
	(2) Defect, Structural distress - Observed multiple areas of structural settlement and movement which appears to be caused by aging and failing foundation and prior termite damage (Items 2-6). Observed leaning structure, significantly un-level floors and out of square wall framing (Item 7). Observed attempts at reinforcement and repairs in multiple areas but are mostly minimal patching. Observed improper column supports using dry stacked cinder blocks without footings in the basement which are leaning and falling over (Items 8 and 9). Observed weakened and propped up roof structure with marginal framing reinforcement (Items 10-14). The foundation and framing structure is aging, weakened and failing in multiple locations which may require significant structural repairs . Recommend further evaluation and cost estimates be obtained from a structural building contractor. Cost associated with this repair may be significant. 4.2 (Item 2) 4.2 (Item 3) 4.2 (Item 4) 4.2 (Item 5) 4.2 (Item 6) 4.2 (Item 7) 4.2 (Item 8) 4.2 (Item 9) 4.2 (Item 10) 4.2 (Item 11) 4.2 (Item 12) 4.2 (Item 13) 4.2 (Item 14)

4.3	STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB Comments and observations: Inspected

4.4	ROOF STRUCTURE AND ATTIC Comments and observations: Inspected

4.5	CRAWL SPACE VENTILATION (if applicable) Comments and observations: Inspected

The structure of the home was inspected and reported on with the above information. We have made every reasonable effort within the confines of a limited visual inspection to discover and report obvious or suspected deficiencies. We attempted to discover and report all structural defects and deficiencies but the primary focus is on significant structural concerns which takes precedence over smaller discrepancies. Hidden, Concealed or buried components of the structural system such as foundation footings, pier depth, fireplace foundations, etc that are below grade are not inspected.

Additionally, due to the nature of a home inspection being a visual, non-invasive examination of readily accessible areas, some deficiencies, even significant ones can go unnoticed due to limited visibility, concealment, or other restriction. Any system restrictions that limit us from reporting on any major components will be flagged and identified in this report.

Finally discrepant or deficient items identified in this report should be carefully reviewed and considered while releasing any inspection contingency you may have in a purchase contract. Furthermore, items reported as deficient or questionable should be further evaluated and properly corrected as needed and determined by qualified persons. Some of these persons may need to be licensed, certified professionals or experts in their field or industry. All work or repairs should meet or exceed minimum workmanship and typically accepted industry quality standards and should be subject to your approval, satisfaction and final acceptance.

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5. Plumbing System

The inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Disclosure: Buried, concealed or otherwise hidden piping including supply pipes and drain pipes that are not visible, are specifically excluded from this inspection. Questionable and suspect piping systems should be have an invasive, exhaustive evaluation completed by a plumbing contractor who may use video cameras, pressure testing and other means to determine the quality of pipes that are not possible during a visual home inspection.

Overview Photos

Styles & Materials

GENERAL PLUMBING SYSTEM CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	Probability of plumbing leaks: High	Domestic Potable Water Source (not yard irrigation): Public (municiple)
Plumbing waste system: City sewage	Water Supply pipe (from street meter): Not visible	Water Distribution pipes (inside structure - visible areas only): PEX (Cross-linked polyethylene) CPVC (hot and cold water use) Galvanized (antiquated, plan for replacement)
Plumbing Waste / Drain pipe materials: PVC (Polyvinyl Chloride)	Domestic hot water source: Electric storage tank	Water Heater Capacity: 30 Gallon (small, 1 person)
Water heater service life remaining: 20% or less (plan for replacement, consider cost)	Hot water temperature: 130-140 deg F. (High, Scald hazard)	Gas piping on premises: Natural Gas

System items and inspected components.

5.0	PLUMBING DRAIN, WASTE AND VENT SYSTEMS Comments and observations: Inspected

5.1	PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments and observations: Inspected
	(1) Disclosure, Deficiency - Be advised that this home contains galvanized steel water supply pipes (Items 1 and 2). The type pipes are antiquated and becoming rare to still see in use. They rust and corrode internally which leads to restrictions that can significantly reduce water flow. The rust sediment can also clog faucets. These pipes only have a 30-50 service life and are a prime candidate for replacement. Replacement cost may be significant and should be considered. Recommend further evaluation and replacement estimates be obtained from a qualified plumbing contractor. 5.1 (Item 1) 5.1 (Item 2)
	(2) Defect - Observed multiple leaking galvanized steel water supply pipe fittings throughout the basement (Items 3-6). These fittings are subject to fail and can cause significant property damage. Recommend further evaluation of all plumbing and professional repairs of all affected areas be completed by a qualified plumbing contractor. 5.1 (Item 3) 5.1 (Item 4) 5.1 (Item 5) 5.1 (Item 6)
	(3) Defect - Observed loose hanging, unsecured piping throughout the basement location (Item 7). Pipes that are not secured can become loose or leak at fittings from pipe hammer, whip or strain. Recommend that all piping be secured as required using approved methods and materials and completed by a qualified contractor. 5.1 (Item 7)

5.2	HOT WATER SYSTEMS Comments and observations: Inspected
	(1) Safety - Hot water temperature is above 120 Deg. F and could be a scald hazard (Items 1 and 2). Recommend adjusting water temperatures for safety. 5.2 (Item 1) 5.2 (Item 2)
	(2) Safety - The T&P (Test and Pressure) valve on water heater is not properly plumbed with a copper discharge pipe which should extended to within 3" of floor surface or vented to the outside which is required for safety (Item 3). Discharge pipe must be of copper, steel or CPVC material. PVC is not allowed. Recommend professional repairs be completed by a qualified plumbing contractor. 5.2 (Item 3)
	(3) Aging water heater - The water heater has reached or exceeded it's manufactured service life (Mfg. 2007) and is due for replacement. Statistically it is likely to fail which could leave you without hot water or worse, cause flooding and water damage. Water heaters should be replaced by a licensed plumbing contractor who should procure any required municipal permits and inspections as required by the city. If work is completed before a real estate closing/settlement it should be written subject to your satisfaction, reinspection and acceptance before closing.
	(4) General safety information about hot water temperatures - Hot water systems can be a scald hazard and a source of disease. Water temperatures higher than 130 deg F. can be a scald hazard. Water temperatures less than 120 deg. F. is considered ideal for the growth of harmful bacteria inside the tank–such as Legionella. Monitor your hot water temperatures for safety. Information sources: http://EPA/Legionella: Drinking Water Health Advisory https://OSHA/Domestic Hot Water Systems http;//CSPC avoiding hot water scalds

5.3	MAIN WATER SHUT-OFF DEVICE (Describe location) Comments and observations: Inspected
	FYI - Primary water shut off is at municipal water meter.

5.4	FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) Comments and observations: Inspected
	Defect - Detected an active nat. gas leak at the abandoned water heater piping in the basement (Items 1 and 2). Recommend further evaluation and professional repairs be completed by a qualified, gas certified nat. gas plumbing contractor. 5.4 (Item 1) 5.4 (Item 2)

5.5	MAIN FUEL SHUT OFF (Describe Location) Comments and observations: Inspected
	FYI - The main fuel shut off is at the gas meter.

5.6	SUMP PUMP, LIFT PUMPS, GRINDERS Comments and observations: Inspected

The plumbing in the home was inspected and reported on with the above information. The inspector makes every effort to find all areas of concern and we will report all obvious defects or deficiencies. However, the plumbing systems inspection is based on visual observation only and the objective is to determine it's general, overall condition and potential for failure and whether you should have further evaluated by a plumbing contractor using specialized equipment. This plumbing inspection is not technically exhaustive and some areas cannot be inspected which may permit some defects to go undetected. Washing machine drain pipes for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed but still draining satisfactory during an inspection but then fails under normal everyday use. Buried pipe or the internal condition of pipes is not visible and not inspected. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered before purchase and work should be done only by a qualified licensed plumber or plumbing contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

Info Link Guide to Hot Water Heater Selection, Inspection, Diagnosis, & Repair

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6. Electrical System

The inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Built in vacuum systems; Low voltage systems; Security system wiring and devices, heat detectors, or carbon monoxide detectors; telephone wires, security systems or wiring, cable TV, fiber optics, sound systems, intercoms, ethernet, network, or other ancillary wiring that is not a part of the primary electrical distribution system.

Overview Photos

Styles & Materials

GENERAL ELECTRICAL CONDITION / RATING: Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)	Electrical Service Cable (from utility pole or transformer): Overhead service Aluminum 2/0 cable	Location of MAIN electric service panel(s): basement
Electric service and panel(s): 150 AMP Adequate capacity Main breaker Remote main breaker	Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets: Solid Copper Romex - NM plastic (normal - typical) Grounded (3 prong outlets) Romex - NM cloth (antiquated)	Do smoke detectors respond to test?: Recommend updating for safety No smoke detectors installed

System items and inspected components.

6.0	SERVICE ENTRANCE CONDUCTORS Comments and observations: Inspected
	(1) Deficiency - The insulation jacket of the electric service cable is deteriorating from age and exposure (Item 1). The cables have about a 20-30 life span. This one is near the end of it's life expectancy and will require replacement soon. This condition is not a significant safety or fire hazard but deterioration will accelerate and lead to breakdown of the inner high voltage conductors. Replacement cost can be significant. Recommend further evaluation and repairs be completed by a qualified electrician. 6.0 (Item 1)
	(2) Safety information - This home has on older style overhead electric service feed wire which is typical for the age. Use extreme caution when working with large trucks, ladders and equipment.
	(3) Defect, safety - The electrical service conductors clearance (outside) from the front porch is lower than 10 feet, and should be corrected for safety (Items 2-4). Recommend professional repairs be completed by a qualified electrical contractor. 6.0 (Item 2) 6.0 (Item 3) 6.0 (Item 4)

6.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments and observations: Inspected
	(1) Safety - Observed missing panel plugs at the cover or interior cable penetrations (Item 1). Plugs are required to prevent vermin entry and to cover exposed high voltage. Both are a fire and electrocution safety hazard. It is recommend that this condition be corrected by a qualified electrician using approved methods and materials. 6.1 (Item 1)
	(2) Safety - Circuit panel directory labeling is inadequate. Circuit breaker identification is either incomplete, mis-labeled (Item 2). illegible or otherwise not clear and should be corrected by a qualified person for accuracy and safety. 6.1 (Item 2)

6.2	BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Comments and observations: Inspected

6.3	CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments and observations: Inspected
	(1) Safety - Exposed Romex wiring is in use at the water heater and the romex connector is missing at the water heater top which can result in electrical injury (Item 1). This was permitted in older construction in some municipalities but now requires that any exposed Romex be covered in protective conduit to reduce the risk of shock and electrocution. This is supposed to be corrected when a water heater is updated / replaced. Exposed Romex can break and cause shock or electrocution. It is recommended that this be considered for repair for safety. Work should be completed by a qualified, licensed electrician. 6.3 (Item 1)
	(2) Electrical safety - Improper, unsafe electrical connection observed throughout the entire basement (Items 2-6) and attic (Item 7) locations. All electric connections or splices should be done using approved methods and enclosed inside electrical boxes designed for this purpose. Recommend further evaluation of all areas and correction as needed be completed by a qualified and licensed electrician. 6.3 (Item 2) 6.3 (Item 3) 6.3 (Item 4) 6.3 (Item 5) 6.3 (Item 6) 6.3 (Item 7)
	(3) Safety, Poor workmanship - Loose and hanging wires observed throughout the entire basement (Items 8 and 9) and the attic (Item 10). Generally speaking, wiring should be secured to framing, inside conduits and out of harms way. Unsecured wiring can cause strain at connections and can be a shock/electrocution hazard to personnel. All improper wiring should corrected using approved methods and done by qualified electricians. 6.3 (Item 8) 6.3 (Item 9) 6.3 (Item 10)
	(4) SAFETY - There are one or more outlet covers missing from electrical outlets (Item 11). Covers reduce the risk of fire and shock. Install all outlet and switch covers where needed. 6.3 (Item 11)
	(5) Defect, Safety - The HVAC gaspack conduit is detached and separated from the gas pack cabinet, High voltage wires are exposed, is subject to water intrusion and is a shock and electrocution hazard (Item 12). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 (Item 12)

6.4	POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE Comments and observations: Inspected

6.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) Comments and observations: Inspected

6.6

OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Not Present

Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was built before AFCI technology and therefore is missing some or all AFCI protection in bedrooms. AFCI's protect against shorts, sparking and fires.. Recommend consider upgrading to AFCI protection.

“Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes is provided by the gradual replacement, over time, of non-AFCI-protected receptacles with new AFCI-protected ones.” The NEC

AFCI's prevent fires. Click here for more information on AFCI's

6.7

SMOKE DETECTORS
Comments and observations: Inspected

Safety - Install modern smoke detectors where needed for safety and test monthly. Read more about smoke detectors at US consumer safety products commission. and at National Fire Protection Association.

The two most commonly recognized smoke detection technologies are ionization smoke detection and photoelectric smoke detection.

Ionization smoke detection is generally more responsive to flaming fires.

How they work: Ionization-type smoke alarms have a small amount of radioactive material between two electrically charged plates, which ionizes the air and causes current to flow between the plates. When smoke enters the chamber, it disrupts the flow of ions, thus reducing the flow of current and activating the alarm.

Photoelectric smoke detection is generally more responsive to fires that begin with a long period of smoldering (called “smoldering fires”).

6.8	CARBON MONOXIDE DETECTORS Comments and observations: Not Present
	Safety - There is no carbon monoxide detector found in this home with nat. gas appliances and a wood burning fireplace. It is recommended that one be installed according to the manufacturer's instructions. Read more about CO2 poisoning and safety at Consumer Products Safety Commission.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator or furniture for example) was not inspected or accessible. Electric issues or defects can be a fire or safety hazard and all reported electrical concerns should be considered for repair only by a qualified licensed electrician or electrical contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

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7. Heating / Central Air Conditioning

The inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The inspector shall describe: Energy source; and Heating equipment and distribution type. The inspector shall operate the systems using normal operating controls. The inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Overview Photos

Styles & Materials

GENERAL HEAT SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	HEAT SYSTEM - SERVICE LIFE REMAINING:: 30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)	Heat Type: Gas pack system
Heat system(s) performance: Satisfactory	Heat system(s) capacity: Satisfactory	Heat System Energy Source: Natural gas
Number of Central Heat Systems: One	GENERAL AC/ HP SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	HEAT PUMP / AC - SERVICE LIFE REMAINING:: 30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)
Cooling Equipment Type: Central AC package unit	AC/Heat Pump system(s) performance: Satisfactory	AC/Heat Pump system(s) capacity: Satisfactory
Number of Central AC / HP systems: One	Number of conditioned zones in the house/building: 1	Ductwork: insulated flex duct
Filter Type: Disposable clogged, replacement needed	Types of Fireplaces: Masonry Wood burning	Number of operable fireplaces: None
Number of Woodstoves: None

System items and inspected components.

7.0	HEATING, FURNACE EQUIPMENT Comments and observations: Inspected

7.1	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM Comments and observations: Inspected

7.2	AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT Comments and observations: Inspected

7.3	PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM Comments and observations: Inspected

7.4	NORMAL OPERATING CONTROLS Comments and observations: Inspected

7.5	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Comments and observations: Inspected
	(1) Asbestos Disclosure - There is what appears to be asbestos insulation on the abandoned heat distribution pipes in the basement (Items 1 and 2). This material is breaking down (friable) and may be hazardous to your health. Corrective action can be costly. Recommend having this material tested and treated as needed by an asbestos abatement company. Learn more about asbestos in the home 7.5 (Item 1) 7.5 (Item 2)
	(2) Defect - Observed several locations in the basement where duct work is detaching from the supply diffuser boots (Items 3 and 4) and one location beneath the kitchen/addition area where duct work is missing from a supply diffuser boot completely (Item 5). Recommend further evaluation of all ductwork connection and permanent, professional repairs be completed by a qualified HVAC contractor using approved methods and materials. 7.5 (Item 3) 7.5 (Item 4) 7.5 (Item 5)
	(3) Dirty HVAC ducts - The ductwork appears to need professional cleaning. Visible areas of the duct/air movement system show dust and dirt buildup which can degrade system performance and indoor air quality. Dirty ducts can contain allergens which can diminish indoor air quality and cause problems for individuals with allergies. Some duct materials such as duct board can not be cleaned and may require replacement. It is recommended that you seek further evaluation and remedy from a licensed and NADCA certified duct cleaning and repair contractor.
	(4) Maintenance - The disposable return filter is clogged and is dirty (Item 6). The filter needs to be replaced. Note: a restricted return air filter can cause reduced air flow, reduced efficiency and damage to equipment. 7.5 (Item 6)

7.6	CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems) Comments and observations: Inspected

7.7	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) Comments and observations: Inspected
	(1) Safety - Fireplace chimney has soot and creosote buildup (Item 1). Dirty chimney's can be a fire hazard and cause improper drafting/venting. This condition also prohibits a thorough visual inspection until it is cleaned and unobscured.. Before this can be considered safe for use, it is recommended that it be cleaned, inspected for safety and condition and repaired as needed by a CSIA certified contractor. 7.7 (Item 1)
	(2) Observation - The living room fireplace has been capped off at the top with a piece of aluminium (Item 2). 7.7 (Item 2)
	(3) Observation - The furnace flue is breaking down, deteriorated and appears to have been abandoned in place (Item 3). Recommend complete removal be completed by a qualified contractor. 7.7 (Item 3)
	(4) Safety - The fireplace has a plywood board for a hearth, has some deterioration in the firebox, has a dirty chimney and has been sealed at the top with aluminum. Recommend further evaluation and cost estimates for repairs be completed by a qualified chimney contractor. Cost for repairs may be significant.

7.8	GAS/LP FIRELOGS AND FIREPLACES Comments and observations: Not Present

The heating and cooling systems of this home was inspected and reported on with the above information.The inspector makes every effort to find all areas of concern regarding safety, performance and potential repairs expense. However, HVAC systems can be complex in design and some aspects of these systems are concealed or limited during a visual exam and functional testing. It is beyond the scope of a home inspection to do technically exhaustive evaluations, trouble shooting or diagnostics on Heat and AC systems but we make every effort to determine and recommend an HVAC expert whenever there appears top be obvious or latent problems with the systems. The inspection does not involve removal and internal component inspection, behind service doors or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover. Any repair items mentioned in this report should be considered before purchase. Where corrections are deemed necessary or recommended in this report, It is always crucially important that qualified, experienced HVAC contractors be used to further evaluate and prescribe appropriate repairs, replacement and testing of your HVAC systems in a manner that will ensure safe, proper, function as intended and designed. All work completed by contractors should accompany receipts/work orders and any required municipal permits and city inspections and the completed work should be subject to your re-inspection, satisfaction and acceptance before the work is paid for or before you take possession of the property.

Flue pipe and combustion chamber inspections are beyond the scope of this inspection. The internal areas of a flue pipe, metal chimney, masonry chimney, fireplace or otherwise are not accessible for visual examination and in most cases can not be evaluated without the use of special equipment such as an internal camera or video scope. Furthermore, If a flue has soot or creosote build-up, it has to be professionally cleaned before an inspection can be completed. Any observations or comments reported in this regard are intended for guidance only and are inconclusive and should not be construed as a substitute for a full and proper inspection. It is highly recommended that your have all chimneys and flues inspected by qualified contractors. Chimney damage can represent significant repair cost and can also present a fire hazard.

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8. Insulation and Ventilation

The inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Styles & Materials

GENERAL INSULATION CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	Attic insulation: neglegible Improvements recommended batt Loose or blown in fiberglass poor	Wall insulation: concealed, not visible, not inspected Homes built prior to 1960 may not have insulated walls
Floor System Insulation: NONE Typical for age	Bathroom steam vents: Window	Dryer Power Source: 220 Electric NOTE: This dryer outlet requires a 3 prong plug
Dryer duct (built in): Metal clogged, restricted, safety hazard. have professionaly cleaned

System items and inspected components.

8.0

INSULATION IN ATTIC / CEILING
Comments and observations: Inspected

Attic insulation thickness is negligible in some areas and is missing in multiple areas but may have met typical requirements for the age of construction (Items 1 and 2). It does not meet the current standards or R factor of 38 which is recommended by the Department of Energy. The attic or ceilings is where you'll loose (or gain) the most amount of heat transfer. Consideration should be given to upgrading. It is cost effective and will increase the thermal efficiency of your home.

Visit these links and learn more about your homes insulation:

See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept of Energy insulation zone map

8.0 (Item 1)

8.0 (Item 2)

8.1

Wall insulation (if visible)
Comments and observations: Not Present

Disclosure - The walls of this home may not be insulated but this can not be determined by visual observation at this inspection. The internal wall cavities are concealed and not accessible for inspection. It is typical for home built prior to the 1950's to not be insulated but many homes have been upgraded with insulation added. Inquire with the current owner of any knowledge they may have regarding the wall insulation.

8.2	INSULATION UNDER FLOOR SYSTEM Comments and observations: Not Present
	Information - The floor system is not insulated. Un-insulated floors are typical for homes built prior to the 80's. The current standard is R-19 using fiberglass batts. Heat loss can occur more on this home than one that is properly insulated. This would be a cost effective upgrade to consider.

8.3

VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected

SAFETY ADVISORY- Dryer ducts should be cleaned and inspected annually for proper performance. Dryer ducts are susceptible to clogging and blockage due to lint and moisture build up. Restricted dryer vents will not only reduce drying efficiency, but worse they can overheat and cause fires.

If your dryer used a vinyl or foil flex duct connector you should dispose of it and replace with flexible aluminum duct. Aluminum duct is the most efficient type, safest type to reduce fire hazards and the only type recommended by dryer manufactures and by most municipal building codes.

Dryer vent installation guidelines See more about dryer duct safety here.

Video Proper installation of a dryer and vent

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Visit these links and learn more about your homes insulation:

See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept. of Energy insulation zone map.

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9. Built-In Kitchen Appliances

The inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units including refrigerators and freezers. The inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Overview Photos

Styles & Materials

GENERAL APPLIANCE CONDITION / RATING: Good (No significant concerns, functioning as designed)	GARBAGE DISPOSAL: Functional	DISHWASHER: Functional Aging
RANGE/OVEN/STOVE/COOK TOP: Functional Aging	MICROWAVE OVEN (built in): None installed	STOVE EXHAUST / RANGE HOOD: Functional Not vented to exterior. Recirculate type.

System items and inspected components.

9.0

DISHWASHER
Comments and observations: Inspected

Cross connect condition - Improper workmanship. No back-flow prevention at kitchen sink drain or disposal unit to dishwasher. Contaminated waste water can come into contact with freshwater fill valve inside dishwasher (Item 1).

The proper method of preventing backflow to a dishwasher when attached to a disposal is to arrange the dishwasher line in a high loop under the cabinet (Item 2).

The dishwasher drain line is to be run up under the cabinet as high as possible, then drop back down to a point below the disposal and back up to the disposal inlet port. The High loop then functions as an anti-siphon method of back flow prevention..

9.0 (Item 1)

9.0 (Item 2)

9.1

RANGES/OVENS/COOKTOPS
Comments and observations: Inspected

Safety disclosure - The oven/range does not contain an anti-tip bracket and is subject to tipping when the door is opened and weight is placed on the door (Item 1). According to the US CPSC (US Consumer Product Safety Commission) stoves without an anti-tip bracket or device can cause injury or death, especially to small children (Item 2). Since 1991 it has been required that all electric and gas ranges have an anti-tip device installed when the oven/range is installed (Item 3). This information is provided for your safety.

9.1 (Item 1)

9.1 (Item 2)

9.1 (Item 3)

9.2	RANGE HOOD Comments and observations: Inspected

9.3	TRASH COMPACTOR Comments and observations: Not Present

9.4	GARBAGE DISPOSAL UNIT Comments and observations: Inspected

9.5	MICROWAVE COOKING EQUIPMENT Comments and observations: Not Present

Appliance inspection is limited - The built-in appliances of the home were inspected and reported on with the above information. Appliances are inspected for functional response only to determine whether they work or not. Condition and performance is not evaluated or commented on unless it effects the operation of the appliance during the inspection. Refrigerators and ice makers, Freezers, Washers, Dryers and other non "built-in" appliances are personal property, not covered under this inspection and if they convey with the sale it's typically "as is". You may want to consider obtaining a whole house warranty for added protection.

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Type of Inspection: Home Buyers inspection	Inspection Procedures: American Society of Home Inspectors, Standards of practice	General inspection accessibility: Occupied, furnished
All Utility services are on?: Yes	In Attendance: Buyer	Type of building: Single Family (1 story)
Square Feet of conditioned space: 1,318	Age of building (year built): 1917	# of Bedrooms: 3 Bedrooms
# of Bathrooms: 1.5 bathrooms	Temperature during inspection: 70	Weather: Clear
Ground/Soil surface condition: Damp	Garage: None

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Comment Key or Definitions