xxxx Colchester Cres. / 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)	ACTIVE / SUSPECTED ROOF / FLASHING LEAKS OBSERVED/DETECTED: No
Probability of leakage: low	Roof covering material: Architectural style asphalt shingles	Viewed roof from: Ground Binoculars Attic
Sky Light(s): None	Chimney (exterior): Wood framed metal flue Vinyl siding	Number of layers: One
Roof penetrations or Flashing maintenance or repairs recommended: No	Attic Ventilation: Gable vents Soffit intake vents installed 8x8 static roof outlet vents installed

System items and inspected components.

1.0	ROOF COVERINGS Comments and observations: Inspected
	Inspection Limitation - The roof inspection was limited to visible areas of the shingle covering due to snow and ice covering at the time of the inspection (Item 1). It was noted that a large portion of the roof covering was visible and inspected. 1.0 (Item 1)

1.1	FLASHINGS Comments and observations: Inspected
	Maintenance / Repair - The metal flashing cap at the top of framed wood chimney is rusting and deteriorating (Item 1). recommend preventative maintenance and repairs before it fails and leaks. 1.1 (Item 1)

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: Inspected
	(1) Deficiency- Vent channels are missing from above the insulation in the rafter bays of the vaulted ceilings (Items 1 and 2). Vent channels allow the soffit intake air to travel up to the roof outlet vents to the outside atmosphere (Item 3). Otherwise the heated air becomes trapped in the knee-wall areas thus defeating the needed ventilation in this area. Vent channels have been used in most construction for 25-30 years but it is not uncommon for older homes to not have these. 1.4 (Item 1) 1.4 (Item 2) 1.4 (Item 3)
	(2) Defect - The right side gable vent (when facing the front of the house) is physically damaged, lifted and is subject to harmful vermin intrusion (Item 4). Recommend professional repairs be completed by a qualified contractor. 1.4 (Item 4)
	(3) 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 ventilated

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: Wood
Exterior Entry Doors: Steel	Appurtenance: Deck with steps Covered porch	Driveway: Concrete
Evidence of water intrusion at exterior walls windows doors: No

System items and inspected components.

2.0	WALL CLADDING FLASHING AND TRIM Comments and observations: Inspected

2.1	DOORS (Exterior) Comments and observations: Inspected
	Deficiency - The rear patio door weather stripping is poorly installed and not sealing to the door as designed and may permit water intrusion and unconditioned air infiltration (Item 1). Recommend professional repairs be completed by a qualified contractor. 2.1 (Item 1)

2.2	WINDOWS Comments and observations: Inspected
	Observation - The vinyl replacement windows are dated 2008 (Item 1). 2.2 (Item 1)

2.3	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS Comments and observations: Inspected
	Defect, Safety - The garage steps handrails are loose, detached and are a trip and fall hazard (Item 1). Recommend professional repairs be completed by a qualified contractor. 2.3 (Item 1)

2.4	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PARKING LOTS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building) Comments and observations: Inspected
	(1) Deficiency - Crawlspace vents are below exterior mulch grade and are allowing harmful water intrusion into the crawlspace (Item 1). Recommend professional repairs be completed by a qualified contractor. 2.4 (Item 1)
	(2) 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

2.5	EAVES, SOFFITS AND FASCIAS Comments and observations: Inspected

2.6	Garage, Garage door, opener safety reverse (if applicable) Comments and observations: Inspected
	(1) Safety - The garage door return spring safety cable is not installed and could cause injury (Item 1). The safety cable helps contain flying parts in the event of breakage (Item 2). 2.6 (Item 1) 2.6 (Item 2)
	(2) Inspection Limitation - Some areas of the garage were congested with personal property at the time of the inspection (Item 3). The garage inspection was limited to visible areas only. 2.6 (Item 3)
	(3) Workmanship Defect - The garage door not properly flashed with drip cap flashing at header trim (Item 4). Drip cap flashing provides water shed away from the door opening at the top (Item 5). Caulk is not acceptable. In fact caulk can trap water in. The affected areas are subject to water intrusion and damage to the wall structure. Correction is recommended as a preventative measure. At a minimum these areas should be monitored for water stains and wetness before any serious damage occurs. 2.6 (Item 4) 2.6 (Item 5)

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

Living room

Master bedroom

Master bathroom

upstairs loft area

Upstairs hall bathroom

Rear bedroom

Front bedroom

Dining area

Styles & Materials

GENERAL INTERIOR CONDITION / RATING: Good (No significant concerns, functioning as designed)	Ceiling Materials: Drywall, Sheet rock, Gypsum Plaster veneer	Wall Material: Drywall, Sheetrock, Gypsum Plaster knock-down
Floor Covering(s): Carpet Hardwood T&G Tile	Window Types: Vinyl Tilt feature Double-hung Thermal/Insulated	Interior Doors: Hollow core Masonite Raised panel
Cabinetry: Wood	Countertop: Laminate

System items and inspected components.

3.0	CEILINGS Comments and observations: Inspected

3.1

WALLS
Comments and observations: Inspected

Observation, Mold - Observed evidence of fungi growth on the wall behind the baseboard to the right side of the rear patio door (Items 1 and 2) and behind the washer and dryer in the garage (Item 3). This is just an observation disclosure. It is beyond the scope and qualifications of a home inspection to inspect, test or determine if this growth is or is not a health hazard. All homes have some form of mold, fungi and sporing. Most molds are not harmful but extreme amounts can cause allergenic complications.Some molds are toxic and poisonous but the documented cases are rare. The underlying cause is moisture. The source of moisture must be cured, any un-cleanable materials discarded and other areas cleaned and dried. If the affected area is greater than 30 square feet you may consider hiring a mold remediation specialist who can provide expert testing, evaluation and correction along with associated cost.

3.1 (Item 1)

3.1 (Item 2)

3.1 (Item 3)

3.2	FLOORS Comments and observations: Inspected
	Deficiency - Potential vermin entry point observed in the water heater closet at the floor (Item 1). Recommend professional repairs be completed by a qualified contractor. 3.2 (Item 1)

3.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments and observations: Inspected
	Safety - Pickets at railings are spaced greater than 4" apart (Items 1 and 2). This is safety hazard for small children and no longer permitted in new construction. Recommend using precautions with small children such as safety barrier or netting. 3.3 (Item 1) 3.3 (Item 2)

3.4	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Comments and observations: Inspected
	Deficiency - The kitchen laminate counter tops are deteriorating in several locations, delaminating and in need of general repair. Recommend professional cost estimates repairs be completed by a qualified counter top contractor as needed.

3.5	DOORS (REPRESENTATIVE NUMBER) Comments and observations: Inspected
	Deficiency - The garage door has no weather seal (Item 1). This is typical for older homes but not permitted when doors are replaced or in modern construction. Poorly sealed garage doors can allow seepage of dangerous fumes, allow unconditioned air infiltration and decrease thermal efficiency of the home. Recommend professional repairs be completed by a qualified contractor. 3.5 (Item 1)

3.6	WINDOWS (REPRESENTATIVE NUMBER) Comments and observations: Inspected
	Defect - The front bedroom window top sash is physically damaged and has cracked glass (Item 1). Recommend professional replacement be completed by a qualified window contractor. 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 lower attic structure

View of lower attic structure

View of upper attic structure

View of attic

View of upper attic strcuture

View of upper attic structure

Roof structure = 2x6 structure with plywood sheathing

Representative view of deck structure

Representative view of crawlspace

Styles & Materials

GENERAL STRUCTURAL CONDITION / RATING: Good (No significant concerns, functioning as designed)	Is there significant structural faiulre/damage/distress was observed/suspected: NO	Crawl space access point: Exterior
Method used to observe Crawlspace: Crawled	Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores: YES Inactive Crawlspace framing Termites	Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace: Standing water YES
Crawlspace ventilation: Adequate	Attic access: Ceiling scuttle hole Knee-wall	Method used to observe attic: Crawled
Was there evidence of Harmful Moisture Conditions in Attic: No	Foundation type: Crawlspace	Floor Structure: Conventional wood framed
Wall Structure: Conventional wood frame	Columns or Piers: Masonry block	Ceiling Structure: Conventional wood frame
Roof Structure: Engineered wood trusses	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
	(1) Observation - There is evidence of vermin or rodent nesting/infestation in the crawlspace. Observed feces, nesting materials and insulation tunneling. It is not unusual to see some level of vermin in these spaces of many homes. Vermin can do significant damage to wiring, insulation and building materials and can block critical ductwork such as dryer, stove and bathroom vents. Typical suspects are rodents, birds and squirrels. Feces and carcasses can present a health hazard. It is recommended that you have all holes and entry points blocked or sealed. Pest control operators and exterminators are the professionals that do this kind of work.
	(2) Defect - The Pier footing excavations at the throughout the crawlspace foundation were not back-filled after construction (Items 1-3). These excavations have collected water and promoted erosion, have undermined the footings and lead to some minor settlement. Typical remedy is to fill and pack low areas with sand so it is level with existing crawlspace grade. Cost to cure can be expensive. Recommend further evaluation and cost estimates be obtained from a qualified building contractor. 4.0 (Item 1) 4.0 (Item 2) 4.0 (Item 3)

4.1

VAPOR RETARDERS (Crawl pace)
Comments and observations: Inspected

Defect - The vapor barrier (plastic) on the crawlspace ground is missing or pulled away in multiple areas and is below water level in some areas and getting flooded, allowing water to stand or pool on surface. A vapor barrier provides added protection to the floor system and building components from harmful moisture, dampness and evaporation that can enter from ground. vapor barrier should be at least 6mil and provide 100% coverage. It should be trimmed and fit around columns, overlapped at seams and pinned down to prevent movement or separation. A qualified person should repair or replace as needed.

4.1 (Item 1)

4.2	STRUCTURAL FRAMING walls, floors, ceilings (where visible) Comments and observations: Inspected
	(1) Defect - Improper substandard repairs. Observed approximately 4 improperly "scabbed" floor joists beneath the foyer that are subject to strain, fastener sheer and separation (Items 1 and 2). The typical repair is to "full length sister the damaged floor joists from girder beam to sill plate. Recommend further evaluation, cost estimates and repairs be completed by a qualified building contractor. 4.2 (Item 1) 4.2 (Item 2)
	(2) Defect - Water intrusion observed beneath the front door way. Moisture content in the wood is 46% (Saturated) and is subject to wood destroying organisms and rot damage (Items 3-4). Repairs should include remedy of the moisture intrusion source. Recommend further evaluation and professional repairs be completed by a qualified contractor. 4.2 (Item 3) 4.2 (Item 4)
	(3) Defect - Top plate termite damage (Item 5) and 1 termite damaged and improperly scabbed with a 2x4, rafter (Item 6) observed in the attic knee-wall above the patio door/kitchen area. Both affected areas will require repairs and should be completed by a qualified building contractor. 4.2 (Item 5) 4.2 (Item 6)
	(4) Observation - Substantial prior termite damage (Items 7-10) and repairs have been completed throughout the entire crawlspace, including new girder beams and sistered floor joists in the majority of all areas. 4.2 (Item 7) 4.2 (Item 8) 4.2 (Item 9) 4.2 (Item 10)

4.3

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

Defect - Observed multiple dry stacked, sinking and leaning masonry piers. Dry stacked piers are subject to separation and should be stacked and secured with approved mortar between the blocks. The piers are also sinking into the soft, saturated sand fill and have begun to lean and separate from the girder beams and over time can lean to structural settlement and floor sag. Recommend further evaluation and professional repairs be completed by a qualified contractor.

4.3 (Item 1)

4.3 (Item 2)

4.4

ROOF STRUCTURE AND ATTIC
Comments and observations: Inspected

Observation - There is evidence of vermin or rodent nesting/infestation in the attic. Observed feces (Item 1), nesting materials, insulation tunneling (Item 2), and dead vermin (Item 3). It is not unusual to see some level of vermin in these spaces of many homes. Vermin can do significant damage to wiring, insulation and building materials and can block critical ductwork such as dryer, stove and bathroom vents. Typical suspects are rodents, birds and squirrels. Feces and carcasses can present a health hazard. It is recommended that you have all holes and entry points blocked or sealed. Pest control operators and exterminators are the professionals that do this kind of work.

4.4 (Item 1)

4.4 (Item 2)

4.4 (Item 3)

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: Good (No significant concerns, functioning as designed)	Probability of plumbing leaks: Low	Active leaks observed: No
Domestic Potable Water Source (not yard irrigation): Public (municiple)	Plumbing waste system: City sewage	Water Supply pipe (from street meter): Polybutylene (PB) (inferior materials)
Water Distribution pipes (inside structure - visible areas only): Polybutylene (PB) (inferior materials)	Plumbing Waste / Drain pipe materials: Copper	Domestic hot water source: Electric storage tank
Water Heater Capacity: 47 Gallon (2 people)	Water heater service life remaining: 20% or less (plan for replacement, consider cost)	Hot water temperature: 110-120 deg F. (low)

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) Polybutylene plastic plumbing supply lines (PB) are installed in the subject house (Items 1 and 2). Polybutylene (AKA Quest pipes) millions of homes where plumbed with PB in the 80's and 90's but installations ceased in the middle 90's when it was realized to be an inferior piping due to it's higher than normal failure rate. Plastic insert fittings were used in the early years which had a very high failure rate. Copper and Brass insert fittings used in later years have dramatically reduced the failure rate but by then it was too late and was abolished from use altogether. This subject house has copper fittings (Items 3 and 4). Many homes have been completely re-plumbed by now, especially the ones with plastic fittings. Re-plumb can be very expensive. Most homes are re-plumbed using PEX or CPVC pipes but some use copper. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com Please note that much of the information on the web about PB is "for profit" so take it with a grain of salt. 5.1 (Item 1) 5.1 (Item 2) 5.1 (Item 3) 5.1 (Item 4)
	(2) FYI Disclosure - Polybutylene (PB) plastic plumbing "yard service pipe from meter is installed at this house (Item 5). Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. The blue PB used for yard service has a fairly good performance record relative the the grey PB used inside some homes. Any use of PB is disclosed for your information. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com 5.1 (Item 5)
	(3) Deficiency - The water heater cold water shut off gate valve has previously leaked and has sealed its self with a corrosion plug (Item 6). Recommend professional replacement of the valve with a higher quality ball valve be completed by a qualified plumbing contractor. 5.1 (Item 6)
	(4) Defect - Observed loose hanging, unsecured piping in the crawlspace beneath the kitchen area (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 - 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 1). 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 1)
	(2) Aging water heater - The water heater has reached or exceeded it's manufactured service life (Mfg. 2005) 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.
	(3) Defect - The replaced/updated water heater located in an interior space does not contain a drip pan and drain pipe (Items 2 and 3). In the event of a leak, significant property damage can be the result. Some low elevation installations may require a drain reservoir and pump. These requirements does not apply to water heaters located in garages or attached sheds or other areas where there's no risk of water damage. Updated or replaced water heaters must meet this requirement. It is recommended that this condition be professionally corrected by a qualified plumbing contractor or other qualified person using approved materials and in compliance with current building codes. 5.2 (Item 2) 5.2 (Item 3)
	(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 (Item 4). 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 5.2 (Item 4)

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, Safety - Active nat. gas leak observed at the nat. gas pipe fitting in front of the A/C evaporator coil in the lower attic (Items 1 and 2). Recommend further evaluation and professional repairs be completed by a qualified HVAC 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.

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: Good (No significant concerns, functioning as designed)	Electrical inspection limitations: None, Inspected in accordance with ASHI standards of practice.	Electrical Service Cable (from utility pole or transformer): Below ground Aluminum 2/0 cable
Location of MAIN electric service panel(s): garage	Electric service and panel(s): 150 AMP Adequate capacity Main breaker Circuit breakers	Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets: Solid Copper Romex - NM plastic (normal - typical) Grounded (3 prong outlets)
Do smoke detectors respond to test?: Yes

System items and inspected components.

6.0	SERVICE ENTRANCE CONDUCTORS Comments and observations: Inspected

6.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments and observations: Inspected
	Defect, safety - The A/C condenser disconnect is heavily weathered and rusted, is detached and separated, high voltage wires are exposed, is subject to water intrusion and is a shock and electrocution hazard (Item 1). Recommend professional repairs be completed by a qualified electrical contractor. 6.1 (Item 1)

6.2

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

Defect - Observed 2 breakers that continuously trip when reset in the service panel on the lower right hand side of the service panel (Items 1 and 2). The reason for the breakers continuously tripping is unknown and may be caused by a direct short somewhere on the circuits. Recommend further evaluation and professional repairs be completed by a qualified electrical contractor.

6.2 (Item 1)

6.2 (Item 2)

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 - There are one or more covers missing from electrical outlets in multiple locations (Items 1 and 2). Covers reduce the risk of fire and shock. Install all outlet and switch covers where needed. 6.3 (Item 1) 6.3 (Item 2)
	(2) Safety - Water heater high voltage junction box is loose and hanging in the wall, is subject to detachment and is a shock and electrocution hazard (Item 3). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 (Item 3)
	(3) Defect - Vermin damaged wire insulation observed in the upper attic near the ceiling scuttle hole that is a shock and electrocution hazard (Item 4). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 (Item 4)
	(4) Defect, Safety - The upstairs loft floor outlet is detached and separated, wires are exposed and is a shock and electrocution hazard (Item 5). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 (Item 5)
	(5) Defect - The A/C condenser high voltage wire conduit is not secured to the exterior wall, is loose and hanging from the disconnect, is subject to detachment and water intrusion and is a shock and electrocution hazard (Item 6). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 (Item 6)

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
	Safety - The left side of the kitchen sink outlet (Item 1) and the dining room bar sink outlet (Item 2) are not GFCI protected and is a shock and electrocution hazard. All wet area outlets are required to be GFCI protected for safety. Recommend professional repairs be completed by a qualified electrical contractor. GFCI's save lives. 6.5 (Item 1) 6.5 (Item 2)

6.6

OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected

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

6.8	CARBON MONOXIDE DETECTORS Comments and observations: Inspected
	Safety - There is no carbon monoxide detector found in this home with nat. gas appliances, a wood burning fireplace and an attached garage. 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: Natural Gas, Forced air furnace
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: Not rated	HEAT PUMP / AC - SERVICE LIFE REMAINING:: 20% or less (plan for replacement, consider cost)
Cooling Equipment Type: Traditional central AC, split system	AC/Heat Pump system(s) performance: Not tested, exterior temp to low.	AC/Heat Pump system(s) capacity: Satisfactory
Number of Central AC / HP systems: One	Number of conditioned zones in the house/building: 2	Ductwork: insulated flex duct
Filter Type: Disposable	Types of Fireplaces: Factory pre-fab metal Wood burning	Number of operable fireplaces: One
Number of Woodstoves: None

System items and inspected components.

7.0

HEATING, FURNACE EQUIPMENT
Comments and observations: Inspected

Heat Equipment Performance - The temperature rise test was performed by taking temperature readings of the heat supply and return air to determine if it is within factory specifications. This furnace specifies a temperature rise of 25 - 55 degrees F. The actual temperature rise reading is 32 degrees F (Items 1 and 2). This indicates satisfactory performance and the system is functioning as designed.

7.0 (Item 1)

7.0 (Item 2)

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
	(1) Aging AC equipment - The A/C system is aging and has reached its service life expectancy. Replacement in the near future is inevitable and should be planned and budgeted for. At a minimum you may consider having it cleaned, served and tested by a qualified HVAC contractor in addition to further protection by obtaining a whole house warranty during purchase.
	(2) Deficiency - It was noted that the outdoor condenser has been replaced (Mfg. 2006) but matched up with an older indoor evaporator coil (Mfg.1989). This may have created what's called a mis-match. Some AC and Heat Pump coils can be matched if the same manufacture is used. But with SEER ratings and modern changes to these systems it is normally not recommended to change one without the other. This is a poor quality practice that was never acceptable and is currently illegal to do. Mis-matching system coils can degrade efficiency, and limit life expectancy. Recommend further evaluation and professional repairs be completed by a qualified HVAC contractor.
	(3) Disclosure - Older design - This A/C system is designed for use with R22 refrigerant AKA "Freon®" which is now considered obsolete. R22 has been replaced with R410a refrigerant; AKA "Puron®". As a homeowner or home buyer considering a purchase, it’s important that you understand the difference so you can make the best decision for your system while considering your purchase. R-22 - Often referred to by a brand name like Freon® - As of 2010, R-22 was outlawed for use in new air conditioning systems - R-22 is a hydro-chlorofluorocarbon (HCFC) which contributes to ozone depletion - Is very expensive (cost prohibitive) and will increase as limited supplies are depleted. - R424A is an R22 alternative that can be used in older R22 systems that is ozone friendly but it is almost as expensive as R22 and not as efficient. R-410A - Often referred to by a brand name like Puron®. - Has been approved for use in new residential air conditioners. - Is a hydro-fluorocarbon (HFC) which does not contribute to ozone depletion. - Will become the new required standard for U.S. residential air conditioning systems in 2015 - Can not be used in R22 designed systems. - Is low in price. - R-410A offers greater efficiency, saving you in energy costs, and is much better for the environment. What this means - - We can not determine if the system actually uses R22 or the low efficiency substitute R424A which may reduce system performance. - R22 systems are typically cost prohibitive to repair because of the high cost of R22 or R424A. - Older R22 refrigerant line-set (copper suction and liquid pipes) may require replacement when changing to R410a. - You may be forced to replace the R22 system in 2015. The typical course of action is to replace the A/C system with a modern R410 system.
	(4) Deficiency - The insulation sleeve on suction line is missing at the condenser unit (Item 1) and the air handler (Item 2). Missing insulation on suction line can cause energy loss and condensation. Recommend maintenance repair as needed. 7.2 (Item 1) 7.2 (Item 2)
	(5) Defect - Improper AC condensate drain and or trap configuration. The drain should contain a trap with a vent after the trap (Items 3 and 4). Improper configuration will reduce efficiency and performance of the system and can lead to clogged drain, back-ups and water damage. Recommend proper repairs be completed by a qualified HVAC contractor using approved methods and materials. Urgency for repair is at your discretion. Note: Traps are designed to prevent external air from entering the AC system. Vents are designed to prevent a vacuum which can trap water in the pipe and lead to overflow. Vents should always be installed were the water leaves the trap. 7.2 (Item 3) 7.2 (Item 4)
	(6) Defect - Refrigerant line is poorly sealed and missing the protective rubber grommet at the plenum and is subject to rubbing on the knife edge of the cabinet causing refrigerant leaks (Item 5). Have properly and professionally corrected as needed to ensure an air tight seal and to prevent chaffing on the cabinet knife edge. 7.2 (Item 5)
	(7) Condensate drain failure - The condensate drain is not functioning as designed. Observed condensate water in overflow pan (evidence of rust or currently contains water) (Item 6). Note: failed condensate drains in attic locations or other interior spaces can cause significant water damage to ceilings and walls. Have further evaluated and repaired as needed by a qualified HVAC contractor. 7.2 (Item 6)
	(8) Inspection restriction - The A/C system was NOT run tested for cooling performance because the outside air temperature is 65 degrees or less which would not provide accurate readings and could also risk damage to the equipment. The A/C system inspection was visual only. Given these circumstances, It is recommended that you have the cooling performance test be completed by a qualified HVAC contractor. If this is a home purchase, this should be done before close of escrow and taking possession of the property.

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) 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 (Items 1 and 2). 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. 7.5 (Item 1) 7.5 (Item 2)
	(2) Doors not undercut - Interior passage doors are not sufficiently undercut to allow HVAC return airflow when the doors are closed (Items 3 and 4). With a forced air system that has a central return, the doors must have a gap between the door and floor that will allow return air flow and circulation when the doors are closed. Otherwise the room will become pressurized and not cool or heat sufficiently. 1" gap is adequate and most doors are designed to be trimmed off the bottom for this purpose. 7.5 (Item 3) 7.5 (Item 4)
	(3) Information - This homes HVAC system contains manual zone dampers at the supply plenum (Items 5 and 6). You can't see if the dampers are open or closed but you can tell by the position of the lever (Item 7). When the lever is parallel (in the same direction) as the duct, it is open, when the lever is perpendicular (opposite direction of the duct) it is closed. 45 degrees would be half open. Zone dampers are simply air valves inside the ductwork that allow you to control the air flow and comfort levels to different zones in the home. For example, you may want to push more AC to the upstairs zone during the summer season. In that case you would partially or fully close the damper that feeds the downstairs ductwork and fully open the upstairs damper. In the summer time it would be the opposite. Remember no matter what season it is, heat rises and cold air falls. 7.5 (Item 5) 7.5 (Item 6) 7.5 (Item 7)
	(4) Maintenance - The disposable return filter is clogged and is dirty (Item 8). 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 8)
	(5) Defect - Observed a physically damaged, crushed and improperly repaired (Taped) duct beneath the kitchen area (Item 9). Recommend professional repairs be completed by a qualified HVAC contractor. 7.5 (Item 9)

7.6

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

SAFETY - Inadequate flue pipe support - Metal flue pipe at Furnace is not properly supported (Item 1). Flue pipes must be sufficiently supported with straps, brackets or otherwise secured using approved methods that will prohibit the pipe from moving, separating or detaching at connections which can permit harmful, hot, poisonous exhaust gases into the structure. A common cause of this is where the flue pipes pass through the roof and are affected by wind loads above the roofline which can cause stress and movement on the pipes. Have this problem further evaluated and corrected as needed by a licensed, qualified professional. The completed work should be subject to your re-inspection, satisfaction and acceptance.

7.6 (Item 1)

7.7	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) Comments and observations: Inspected

7.8	GAS/LP FIRELOGS AND FIREPLACES Comments and observations: Inspected

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.

Overview Photos

Styles & Materials

GENERAL INSULATION CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	Attic insulation: neglegible Improvements recommended Loose or blown in fiberglass Approx. R-11 poor	Wall insulation: concealed, not visible, not inspected
Floor System Insulation: Batts Fiberglass R-13 Good Typical for age	Bathroom steam vents: Fan Window	Dryer Power Source: 220 Electric NOTE: This dryer outlet requires a 3 prong plug
Dryer duct (built in): Metal

System items and inspected components.

8.0

INSULATION IN ATTIC / CEILING
Comments and observations: Inspected

Defect - Attic insulation has vermin/rodent damage and is negligible below R-11 (Items 1-4) and no longer meets the insulation certificate standard of R-30 (12 Inches) (Item 5). The thickness has been tramped down and is no longer effective or functioning as designed.It is deficient and will need correction. 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)

8.0 (Item 3)

8.0 (Item 4)

8.0 (Item 5)

8.1	Wall insulation (if visible) Comments and observations: Inspected
	(1) Deficiency - Wall Insulation is missing in outer wall above fireplace where it was not insulated inside the chimney chase (Item 1). Recommend insulating as needed. 8.1 (Item 1)
	(2) Defect - Wall insulation is missing in the lower attic interior wall to the left of the attic door (Item 1) and in the upper attic above the living room window (Item 2). Recommend professional repairs be completed by a qualified contractor. 8.1 (Item 2) 8.1 (Item 3)
	(3) Deficiency - Observed areas in the dining room wall above the patio door (Item 4) and the wall above the refrigerator (Item 4) that have missing insulation as evidenced by thermal imaging. Recommend professional repairs be completed by a qualified insulation contractor as needed. 8.1 (Item 4) 8.1 (Item 5)

8.2	INSULATION UNDER FLOOR SYSTEM Comments and observations: Inspected
	Defect - Floor insulation batts are loose or fallen in multiple locations of the crawlspace (Items 1-3). Repair or replace as needed. 8.2 (Item 1) 8.2 (Item 2) 8.2 (Item 3)

8.3	VENTING SYSTEMS (Kitchens, baths and laundry) Comments and observations: Inspected
	(1) Deficiency - The dryer vent connector is detached and separated in the garage . Recommend professional repairs be completed by a qualified contractor. 8.3 (Item 1)
	(2) Defect, Safety - Dryer duct is venting harmful steam and moisture into the crawlspace (Items 2 and 3). Permanent dryer ducts must be made of rigid, smooth-wall materials and secured with approved straps or hangers and vented to the exterior atmosphere with a reverse airflow damper shroud (Item 4). Flexible or semi-flexible dryer ducts are not permitted for use in permanent or non-serviceable areas. They will clog and can overheat causing fires. They can deteriorate and introduce damaging moisture into structure. At best they will significantly reduce dryer efficiency and performance. Recommend proper and professional repairs be completed by a qualified duct cleaning and installation contractor. 8.3 (Item 2) 8.3 (Item 3) 8.3 (Item 4)
	(3) 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

Kitchen

Styles & Materials

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

System items and inspected components.

9.0	DISHWASHER Comments and observations: Inspected

9.1	RANGES/OVENS/COOKTOPS Comments and observations: Inspected

9.2	RANGE HOOD Comments and observations: Inspected

9.3	GARBAGE DISPOSAL UNIT Comments and observations: Inspected

9.4	MICROWAVE COOKING EQUIPMENT Comments and observations: Inspected

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, typical access
Occupancy: Occupied	All Utility services are on?: Yes	In Attendance: Buyer, Buyers Agent
Type of building: Single Family (2 story)	Square Feet of conditioned space: 1657	Approximate age of building: 1989
# of Bedrooms: 3 Bedrooms	# of Bathrooms: 2 bathrooms	Temperature: 29
Weather: Clear, Snow, freezing	Congested with personal property: No	Ground/Soil surface condition: Frozen
Rain in last 3 days: No	Garage: detached, 1 car	Electric service: 150 amp
Natural gas service: Yes	Water service (potable): Public (city)	Waste system: public sewage
Heat system(s): Forced air, Gas Furnace	Cooling system(s): Central AC	The front of the structure faces: East

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Comment Key or Definitions