Mill Creek Dr. / 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:: 20% or less (plan for replacement, consider cost)	Roof covering material: 3-Tab fiberglass
Viewed roof from: Walked roof Attic	Number of layers: One	Attic Ventilation: Soffit intake vents installed 8x8 static roof outlet vents installed

System items and inspected components.

1.0

ROOF COVERINGS
Comments and observations: Inspected

Disclosure - Aging Roof - The roof shingle covering is currently in satisfactory condition but is showing signs of age. The roof shingles are 20 year rated and are 14 to 16 years old. Some of the current conditions noted are surface wear, granular erosion. Though the roof does not need immediate replacement, the cost of replacing should be considered and budgeted for in the next 5 years. In the meantime, maintenance such as flashings, repair of broken shingles, leaky pipe and vent penetrations will increase as the roof continues to age.

1.1	FLASHINGS Comments and observations: Inspected
	(1) 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 Picture 1
	(2) Deficiency - Observed lifting soil vent seals and missing caulking at the soil vent seals where nail heads are exposed and are subject to corrosion and leakage (Item 2). Recommend professional repairs be completed by a qualified roofing contractor. 1.1 Picture 2

1.2

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

Defect - The plumbing vent pipe flashing seals are dried, cracked and open around the pipe collar which will allow water intrusion into the roof/attic (Items 1-3). Repair or replace as needed. Note: caulk repairs are temporary. It is acceptable to install a new flashing seal over top the old.

Read about quick retrofit repair kit for soil vents here.

1.2 Picture 1

1.2 Picture 2

1.2 Picture 3

1.3	ROOF DRAINAGE SYSTEMS Comments and observations: Inspected

1.4

ATTIC VENTILATION
Comments and observations: Inspected

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

View of rear lot

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	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

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
	(1) Defect - Observed significant settlement of driveway concrete slab (Item 1). The underlying cause is typically poor grade compaction combined with under slab erosion. Repair cost can be significant. Recommend further evaluation and repair estimates be obtained from a concrete contractor. 2.4 Picture 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	Garage, Garage door, opener safety reverse (if applicable) Comments and observations: Inspected

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

Downstairs powder room

Parlor

Dining room

Living room

Right rear bedroom

Upstairs hall bathroom

Front center bedroom

Master bedroom

Master bathroom

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
Floor Covering(s): Carpet Laminated T&G Tile Vinyl	Window Types: Tilt feature Single-hung Thermal/Insulated AGED Aluminum	Interior Doors: Hollow core Masonite
Cabinetry: Wood	Countertop: Granite

System items and inspected components.

3.0	CEILINGS Comments and observations: Inspected

3.1	WALLS Comments and observations: Inspected

3.2

FLOORS
Comments and observations: Inspected

Observation, Mold - Observed evidence of fungi growth and staining on the vinyl flooring in the hall bathroom (Item 1) and the master bathroom in several areas. 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.

3.2 Picture 1

3.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments and observations: Inspected
	Defect, Safety - Attic Pull-down stairs are aging, worn out, loose at hinges, rickety, missing steps and otherwise unsafe for use which could result in serious injury (Item 1). It is recommended that you consider having these repairs or replaced. Work should be completed by a professional contractor qualified in this type of repair or replacement. 3.3 Picture 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
	(1) Defect - Insulated glass (IG unit) seal failure - The glazing seal has failed causing etching, fogged appearance and condensation between the glass panes in the majority of the windows throughout the entire house (Items 1-7). 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 Picture 1 Kitchen windows 3.6 Picture 2 Parlor windows 3.6 Picture 3 Dining room window 3.6 Picture 4 Living room windows 3.6 Picture 5 Right rear bedroom window 3.6 Picture 6 Front center bedroom windows 3.6 Picture 7 Master bathroom window
	(2) Safety disclosure- The parlor and dining room windows glass is not safety glass and can cause severe injury (Items 8 and 9). Generally speaking, any glass in a walkable area that is less than 18" from the floor and greater than 9 square feet in size must be safety glass (Item 10). Some windows on stairways and landings require safety glass. Windows in the area of a door's opening arch or windows less than 60" in a bath/shower must be safety glass. All safety glass has an acid etched marking to identify it. 3.6 Picture 8 Parlor windows 3.6 Picture 9 Dining room window 3.6 Picture 10
	(3) Defect, Safety - The sash balances have failed in the majority of the windows throughout the entire house and they will not stay open as designed (Items 11-17). The sash balance is the mechanism that holds the window in place when opened. A defective sash balance can cause serious personal injury and can make it very difficult to escape in the event of fire. Have all defective sash balances further evaluated and repaired or replaced as needed by a qualified window repair technician. 3.6 Picture 11 parlor left side window bottom sash 3.6 Picture 12 parlor right side window bottom sash 3.6 Picture 13 Kitchen left side window bottom sash 3.6 Picture 14 Dining room window bottom sash 3.6 Picture 15 Right rear bedroom window bottom sash 3.6 Picture 16 Front center bedroom window bottom sash 3.6 Picture 17 Master bedroom both windows bottom sashes

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

Roof structure = 2x4 Truss system with Plywood sheathing

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: N/A slab foundation
Method used to observe Crawlspace: No crawlspace	Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores: No termite or wood destroying insect inspection performed	Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace: No moisture inspection performed
Crawlspace ventilation: N/A slab foundation	Attic access: Ceiling scuttle hole Pull Down stairs Light in attic	Method used to observe attic: Walked
Was there evidence of Harmful Moisture Conditions in Attic: Yes Bathroom steam vent	Foundation type: Concrete slab	Floor Structure: Concrete slab on grade
Wall Structure: Conventional wood frame	Columns or Piers: N/A Concrete slab	Ceiling Structure: Enclosed, Concealed, Not visible
Roof Structure: Engineered wood trusses Plywood Sheathing	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

4.1	STRUCTURAL FRAMING walls, floors, ceilings (where visible) Comments and observations: Inspected
	No structural framing distress or failure was visibly detected.

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

4.3	ROOF STRUCTURE AND ATTIC 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.) Water utility is off	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): Polybutylene (PB) (inferior materials) Not visible	Water Distribution pipes (inside structure - visible areas only): Polybutylene (PB) (inferior materials)
Plumbing Waste / Drain pipe materials: PVC (Polyvinyl Chloride)	Domestic hot water source: Electric storage tank	Water Heater Capacity: 50 Gallon (2-3 people)
Water heater service life remaining: 20% or less (plan for replacement, consider cost)	Hot water temperature: Unable to determine, Water utility is OFF

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 1-3). 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 plastic fittings (Item 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 Picture 1 5.1 Picture 2 5.1 Picture 3 5.1 Picture 4
	(2) FYI Disclosure - Polybutylene (PB) plastic plumbing "yard service pipe from meter may be installed at this house but is not visible at the time of the inspection. 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
	(3) Inspection Restriction - The Plumbing or water supply was off during this inspection (Item 5). The items or components that were not inspected because water was off are: 1. The water pressure or volume and whether it was adequate. 2. Any odors or color in water that may indicate a filter or correction is needed. 3. Any water filtration or flush systems. 4. Whether or not Hot and Cold is reversed on any faucets. 5. Water temperature. 6. Functional flow (whether or not is adequate) 7. Plumbing fixtures or piping that may leak or drip. 8. Waste line and drainage 9. Noisy piping or whether plumbing vents are working or not. 10. Whether or not the water heater will leak. Sometimes T&P valve can leak but only after water heater has been on for 24 hours or more. 11. Heat systems that require water such as boilers that use radiators cannot be inspected without allowing the radiators to work fully. Some radiators that are old may take hours to fully work. Turning the electric on briefly will not allow a good inspection of these radiators. Some radiators will leak but only after sufficient time to allow for radiators to fully work has occurred. 12. Heat systems that require water such as Hydronic cannot be inspected without water and electricity 13. Jet powered tubs cannot be inspected without water. There is a re-inspection fee to return and inspect should water be turned on. The inspection is not responsible for any item that is not working properly or was not inspected due to no water. 5.1 Picture 5
	(4) Defect - Active leak at the toilet bowl as evidenced by winterization antifreeze staining around the toilet base (Item 6). Recommend further evaluation and professional repairs be completed by a qualified plumbing contractor. 5.1 Picture 6
	(5) Observation - There is a water softening and treatment system on premises which is typically not needed with municipal water (Item 7). Note: water treatment systems are beyond the scope and qualifications of this inspection. 5.1 Picture 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 Picture 1
	(2) Defect - Corrosion and leakage observed at water heater fittings where dissimilar metals are in contact and causing galvanic action which is the source of this corrosion (Item 2). Dielectric materials must be used to prevent this problem. There are insulators and other methods designed for this purpose. Recommend proper, professional corrections be made by a qualified plumber. 5.2 Picture 2
	(3) 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.
	(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.

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: Electric service utility is OFF	Electrical inspection limitations: Electric Utility Power is OFF.	Electrical Service Cable (from utility pole or transformer): Below ground Aluminum 4/0 cable
Location of MAIN electric service panel(s): garage	Electric service and panel(s): 200 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?: No Recommend updating for safety

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

6.2

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

Defect, safety - Improper wiring at breaker(s) - Observed more than one wired connected to a terminal in electric panel (Item 1). Know as a "double tap". This is considered an electrical hazard and is not permitted. Corrections may be to connect the two wires to a third jumper wire with a wire nut and connect the single wire to the terminal, Or install another breaker. This is not repair instruction and is only provided for guidance . Have further evaluated and repaired as needed by a qualified electrician.

6.2 Picture 1

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) Inspection Restriction - The electricity was off during this inspection. Possible function of items or components that were not inspected because of no electricity: 1. Water heater or water temperature (unless gas powered) 2. Outlets and the polarity of outlets and wall switches. 3. Kitchen appliances 4. Heating system 5. Cooling system(if applicable) 6. Whether or not cold and hot is reversed on faucets 7. Whether or not the water heater will leak. Sometimes T&P valve can leak but only after water heater has been on for 24 hours or more. 8. Heat systems such as boilers that use radiators cannot be inspected without allowing the radiators to work fully. Some radiators that are old may take hours to fully work. Turning the electric on briefly will not allow a good inspection of these radiators. Some radiators will leak but only after sufficient time to allow for radiators to fully work has occurred. 9. Jet powered tubs cannot be inspected without water and electricity. There is a re-inspection fee to return and inspect should power be restored. The inspection is not responsible for any item that is not working properly or was not inspected due to no electricity.
	(2) SAFETY - There are one or more outlet covers missing from electrical outlets (Items 1 and 2). Covers reduce the risk of fire and shock. Install all outlet and switch covers where needed. 6.3 Picture 1 6.3 Picture 2
	(3) Safety - One or more electric outlets have been painted (Items 3 and 4). Paint can cause an insulating affect on terminal surfaces which can cause high resistance, overheating and burning at receptacle plug. Typical correction would be to replace all affected outlets. Have all receptacles further reviewed and repaired/replaced as needed for safety by a licensed, qualified electrical contractor. 6.3 Picture 3 6.3 Picture 4

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
	(1) Safety, Repair - One or more installed smoke detectors failed to respond to test and are outdated, unreliable (Items 1 and 2). Have repaired or replaced as needed by a professional. Test again during final walk-thru inspection then continue to test monthly. Properly working smoke detectors save lives. 6.7 Picture 1 6.7 Picture 2
	(2) 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 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

Heat Type: Heat Pump Forced Air (also provides cool air for AC)	GENERAL AC/ HP SYSTEM CONDITION / RATING: Not rated	HEAT PUMP / AC - SERVICE LIFE REMAINING:: 50% - 80% (Good - No concerns outside of normal maintenance)
Cooling Equipment Type: Heat Pump Forced Air (also provides warm air, Heat)	AC/Heat Pump system(s) performance: Not tested, No electric utility	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 clogged, replacement needed	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

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) Deficiency - It was noted that the heat pump outdoor condenser has been replaced (Mfg. 2012) but matched up with an older indoor evaporator coil (Mfg. 1998). 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.
	(2) Disclosure - Older design - This Heat Pump 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 Heat pump system with a modern R410 system.

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) Maintenance - The disposable return filter is clogged and is dirty (Item 1). 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 Picture 1
	(2) Observation - HVAC supply diffusers are poorly located at interior walls (Items 2-4). This is not uncommon to see in older constructed homes originally equiped with heat pumps in a time when little concern was given to efficiency and comfort levels. In order to optimize air movement, efficiency and comfort, these supply diffusers should be located within 6-8 inches from exterior walls where the heat gain and loss occurs and the furthest distance from the return intake grill. Additionally, heat pumps run at higher air volumes and lower temperatures which can be uncomfortable when blowing directly in an occupied area such as a couch, dinning room table or bed. The majority of homes with this type of air distribution are not normally improved upon or corrected and as such becomes a characteristic typical of this type of construction. This information is provided for your knowledge. 7.5 Picture 2 7.5 Picture 3 7.5 Picture 4
	(3) Defect - Observed some attic ductwork where the plastic wrap has been exposed and damaged by UV rays which is caused by sunlight that filters through the attic vents (Item 5). This has caused some of the insulation wrapping to loosen and detach from the ducts. This is a common problem in older homes that use the gray colored plastic wrap. Modern silver colored ducts have UV inhibitors and do not break down under UV exposure. It is recommended that the damaged ductwork be further evaluated and repair as needed by a qualified HVAC contractor. 7.5 Picture 5

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 Picture 1
	(2) Defect - Fireplace combustion intake vent housing is damaged and should be professionally repaired (Item 2). 7.7 Picture 2

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

Attic insulation = R-13 Loose blown fiberglass (Substandard)

Styles & Materials

GENERAL INSULATION CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	Attic insulation: Improvements recommended Loose or blown in fiberglass approx. R-13 poor	Wall insulation: concealed, not visible, not inspected
Floor System Insulation: N/A slab construction	Bathroom steam vents: Fan Window	Dryer Power Source: 220 Electric NOTE: This dryer outlet requires a 3 prong plug
Dryer duct (built in): Metal Dryer duct flow not tested. Dryer not in place

System items and inspected components.

8.0

INSULATION IN ATTIC / CEILING
Comments and observations: Inspected

Attic insulation thickness is marginal or substandard at R13 but may have settled or become packed down with storage (Item 1). 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 Picture 1

8.1	Wall insulation (if visible) Comments and observations: Not Inspected

8.2	INSULATION UNDER FLOOR SYSTEM Comments and observations: Not Present

8.3	VENTING SYSTEMS (Kitchens, baths and laundry) Comments and observations: Inspected
	(1) Defect - The bathroom steam vent is missing, broken or otherwise venting harmful steam moisture into attic space (Item 1). Over time, moist air can cause significant damage to attic/ roof structure. bath vents must be vented to the exterior atmosphere. Recommend professional repairs be completed by a qualified contractor or handy-man. 8.3 Picture 1
	(2) 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: Not Rated	GARBAGE DISPOSAL: No power/water, unable to test	DISHWASHER: No power/water, unable to test
RANGE/OVEN/STOVE/COOK TOP: No po Gas/power/water, unable to test	MICROWAVE OVEN (built in): No power, unable to test	STOVE EXHAUST / RANGE HOOD: No power, unable to test
INDOOR DOWN DRAFT GRILL: None installed	TRASH COMPACTOR: None installed

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 Picture 1

9.0 Picture 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 Picture 1

9.1 Picture 2

9.1 Picture 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: 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	Inspection Restrictions/limitations: Electricity is OFF, Water is OFF
General inspection accessibility: Vaccant, Unoccupied	All Utility services are on?: No, Electric is off, Water is off	In Attendance: Buyer, Buyers Agent
Type of building: Single Family (2 story)	Square Feet of conditioned space: 1,624	Age of building (year built): 1984
# of Bedrooms: 3 Bedrooms	# of Bathrooms: 2.5 bathrooms	Temperature during inspection: 75
Weather: Clear	Ground/Soil surface condition: Dry	Garage: Attached, 1 car

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