Sanderlin Ln / 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.

Styles & Materials

GENERAL ROOF CONDITION / RATING: Good (No significant concerns, functioning as designed)	Roof service life remaining:: 30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)	Roof covering material: 3-Tab fiberglass
Viewed roof from: Walked roof Attic	Number of layers: One	Attic Ventilation: Ridge vents Soffit intake vents installed

System items and inspected components.

1.0

ROOF COVERINGS
Comments and observations: Inspected

Observation - The roof shingle covering is currently in satisfactory condition but is showing signs of age. Some of the current conditions noted are surface wear, granular erosion and outdated, deteriorated ridge cap shingles. Though the roof does not need immediate replacement, the cost of replacing should be considered and budgeted for in the next 5 to 7 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

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

1.3	ROOF DRAINAGE SYSTEMS Comments and observations: Inspected
	(1) Deficiency - The gutters are full of debris in areas, not draining as designed and need to be cleaned at the garage roof (Items 1 and 2). The debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned. Recommend professional cleaning, inspection and any repair maintenance needed to restore function as intended. 1.3 Picture 1 1.3 Picture 2
	(2) Defect - Gutters have suffered delayed maintenance and are in general disrepair. They are not draining as designed. Observed sagging at the left side (as viewed from the front of the house) and is further evidenced by overflow grade washout below (Item 3). Poorly functioning gutters can cause rot damage to the trim and cause erosion and water intrusion at the foundation. Recommend repair and replace gutters as needed to restore adequate roof drainage. 1.3 Picture 3

1.4	ATTIC VENTILATION Comments and observations: Inspected
	(1) Defect - Aging, worn and deteriorating aluminum ridge vents still in use. The ridge vents should have been replaced when the roof shingle covering was replaced. The ridge vents are lifting (Items 1 and 2) and the ridge cap shingles beneath the vents are detaching and falling (Items 3 and 4). Recommend professional repairs be completed by a qualified roofing contractor using approved methods and materials. 1.4 Picture 1 1.4 Picture 2 1.4 Picture 3 1.4 Picture 4
	(2) 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.

Styles & Materials

GENERAL EXTERIOR CONDITION / RATING: Good (No significant concerns, functioning as designed)	Siding material: Vinyl	Trim materials: Aluminum coil stock Vinyl
Exterior Entry Doors: Steel	Appurtenance: Sidewalk Patio	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
	(1) Defect - The vinyl siding on the right side of the fireplace chimney flue is loose, detached and fallen and is subject to water intrusion (Item 1). Recommend professional repairs be completed by a qualified contractor using approved methods and materials. 2.0 Picture 1
	(2) Defect - Observed several areas of physically damaged vinyl siding around the entire exterior lower siding panels (Items 2-9) and inadequate repairs to vinyl siding at the fireplace where a siding panel has been improperly nailed over a damaged section of siding (Item 10). Recommend cost estimates and professional repairs be completed by a qualified contractor using approved methods and materials. 2.0 Picture 2 2.0 Picture 3 2.0 Picture 4 2.0 Picture 5 2.0 Picture 6 2.0 Picture 7 2.0 Picture 8 2.0 Picture 9 2.0 Picture 10
	(3) Defect - Amateur, substandard workmanship observed at all vinyl siding and metal trim cladding in general. Workmanship does not meet basic industry quality standards and is subject to fail. Observed improperly overlapped siding, Missing finish trim at top panels. The metal trim is not installed or sealed in a way to prevent water shed or damaging intrusion (Items 11 and 12). Caulk materials are improper silicon and not sticking to the vinyl at trim pieces and windows (Items 13 and 14). Drip caps are missing from door and window headers. Poorly installed vinyl siding and trim are subject to detachment and damaging wind/water intrusion. Cost of correction may be significant. Recommend further evaluation and cost estimates and repairs/replacement be obtained/completed by a qualified siding/trim contractor using approved methods and materials. More information Vinyl Siding Institute 2.0 Picture 11 2.0 Picture 12 2.0 Picture 13 2.0 Picture 14

2.1

Doors (exterior)
Comments and observations: Inspected

Workmanship Defect - The garage overhead door and the replacement rear sliding patio door is not properly flashed with drip cap flashing at header trim (Item 1). Drip cap flashing provides water shed away from the door opening at the top (Item 2). 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.

2.1 Picture 1 Garage overhead door

2.1 Picture 2

2.2

Windows (exterior)
Comments and observations: Inspected

Workmanship Defect - Replacement windows are not properly flashed with drip cap flashing at header trim (Item 1 and 2). Drip cap flashing provides water shed away from the window opening at the top (Item 3). 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.

2.2 Picture 1

2.2 Picture 2

2.2 Picture 3

2.3	Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings Comments and observations: Inspected
	Defect - The front porch roof overhang post is inadequately fastened at the top and base, is loose and subject to detachment (Items 1 and 2). Recommend professional repairs be completed by a qualified contractor using approved methods and materials. 2.3 Picture 1 2.3 Picture 2

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) 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) Deficiency - The left side (as viewed from front of house) lot is level, has grade depressions or is otherwise poorly graded in a way that is not conducive to good water shed and positive drainage (Item 1). generally speaking, the lot should be crowned around the dwelling and have a positive slope that drains water away from structure and to edges of property and eventually into the storm drains. Lots with poor drainage can cause a wide range of problems with the structure if the water is pooling around the foundation or entering the crawlspace. Additionally poor drainage or standing water may cause a muddy lot and fungal growth on the yard. It is recommended that this condition be considered for improvement. 2.4 Picture 1

2.5	Garage, Garage door, opener safety reverse (if applicable) Comments and observations: Inspected
	(1) Defect, Safety - The garage overhead door is unbalanced (Item 1). The garage door should stay in place at any location in it's travel. It should not fly open or drop shut. An unbalanced garage door can cause personal injury and can cause stress damage to the door system. Recommend professional repairs be completed by a qualified garage door technician. 2.5 Picture 1
	(2) Defect - The bottom seal and both side seals are physically damaged at the garage door which may permit water and air intrusion (Items 2-4). The bottom seal also protects the bottom of the garage door by isolating it from the moist concrete surface which can cause rust or rot damage. Recommend professional repairs be completed by a qualified contractor. 2.5 Picture 2 2.5 Picture 3 2.5 Picture 4
	(3) Inspection Restriction - The garage is heavily congested with personal property at the time of the inspection (Items 5 and 6). The garage inspection was limited to visible areas only. 2.5 Picture 5 2.5 Picture 6

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.

Dining room

Downstairs half bath

Laundry area

Front left bedroom

Kitchen dining area

Left rear bedroom

Upstairs hall bathroom

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	Window Types: Vinyl Tilt feature Thermal/Insulated Sliders	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

3.2	FLOORS Comments and observations: Inspected

3.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments and observations: Inspected
	(1) Safety - Pickets at railings are spaced greater than 4" apart (Item 1). 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 Picture 1
	(2) SAFETY - Handrails missing at the bottom of the interior steps (Item 2). In older homes this was not required but has been required for many years in newer construction. This information is provided for your safety. 3.3 Picture 2
	(3) Safety - Handrails at the interior steps are not graspable (Item 4). Handrails shape must such that they are "graspable". The hand grip portion of the handrail must not be less than 1 ¼ inches or more than 2 inches in a circular cross-sectional dimension. If other than circular, the configuration must be such that it provides an equivalent, "graspable" shape. Where the cross section of the handrail is not circular, an alternate shape that provides a perimeter dimension of at least 4 inches and not greater than 6.25 inches with a maximum cross-section dimension of 2.25 inches is required. See examples 3.3 Picture 3 3.3 Picture 4

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

3.5	DOORS (REPRESENTATIVE NUMBER) Comments and observations: Inspected
	(1) Deficiency - The sliding closet doors are missing in the front left bedroom (Item 1) and the left rear bedroom (Item 2). Recommend replacement be completed as needed by a qualified contractor. 3.5 Picture 1 3.5 Picture 2
	(2) Deficiency - The powder room door and laundry room door have fallen out of square and are binding on the door frame (Items 3 and 4). Recommend professional repairs be completed by a qualified contractor. 3.5 Picture 3 Powder room 3.5 Picture 4 Laundry room

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 master bedroom right side sliding window (Item 1) and at the kitchen dining area window right side sliding window (Item 2). 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 3.6 Picture 2
	(2) FYI - The vinyl replacement windows are dated 2009 (Item 3). 3.6 Picture 3

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.

View of attic

View of attic

Attic structure = engineered wood trusses

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	Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace: No
Crawlspace ventilation: N/A slab foundation	Attic access: Ceiling scuttle hole	Method used to observe attic: Walked
Was there evidence of Harmful Moisture Conditions in Attic: No	Foundation type: Concrete slab	Floor Structure: Concrete slab on grade
Wall Structure: Conventional wood frame	Columns or Piers: N/A Concrete slab	Ceiling Structure: Conventional wood frame
Roof Structure: Engineered wood trusses Plywood Sheathing	Roof-Type: Shed

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

Slab / Foundation block is even or below grade level and vulnerable to moisture intrusion and rot damage to wall framing along sill plate at left side (As viewed from the front of the house) (Item 1). These areas should be cleared away and inspected for damage. Improvements such as proper grading, drainage and foundation water proofing is also recommended to be completed by a qualified person or contractor experienced in correcting these conditions.

4.0 Picture 1

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.

Styles & Materials

GENERAL PLUMBING SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	Probability of plumbing leaks: Low	Domestic Potable Water Source (not yard irrigation): Public (municiple)
Plumbing waste system: City sewage	Water Supply pipe (from street meter): Not visible	Water Distribution pipes (inside structure - visible areas only): Copper
Plumbing Waste / Drain pipe materials: PVC (Polyvinyl Chloride)	Domestic hot water source: Electric storage tank	Water Heater Capacity: 40 Gallon (1-2 people)
Water heater service life remaining: 50% - 80% (Good - No concerns outside of normal maintenance)	Hot water temperature: 120-130 deg F. (typical)	Main water shut off location: At the street municipal meter location

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) Defect - Toilet is loose at floor mounts and drain flange in the downstairs half bath and is subject to leaking at base. Repairs may involve re-setting the toilet on a new wax seal. Water can leak into the flooring and cause damage that is not detectable at first. Recommend a qualified licensed plumber repair or correct as needed. 5.1 Picture 1
	(2) Deficiency - The washing machine supply hoses are an older style rubber hose that is subject to split and burst (Item 3). Recommend replacement with higher quality braided steel supply hoses be completed as needed. 5.1 Picture 2 5.1 Picture 3
	(3) Defect - Toilet is loose at floor mounts and drain flange in master bath and is subject to leaking at base (Item 4). Repairs may involve re-setting the toilet on a new wax seal. Water can leak into the flooring and cause damage that is not detectable at first. Recommend a qualified licensed plumber repair or correct as needed. 5.1 Picture 4
	(4) Defect - Sink is loose or not properly fastened to wall or base cabinet in downstairs half bath (Item 5). Fixtures that have water pipes or drain pipes must be physically fastened to prevent movement and possible breakage or separation of pipes. This may include fastening both the sink and the cabinet to each other and the wall. It is recommend that this be corrected by a qualified tradesman. 5.1 Picture 5
	(5) 6Defect - Amateur workmanship or improper materials. Observed the use off flex connectors at the master bathroom (Item 6) and upstairs hall bath (Item 7). These flex connectors are intended for temporary use. This drain is subject to clogs, poor drainage and failure. All drainage fittings shall have a smooth interior waterway of the same diameter as the piping served. Recommend further evaluation and repairs be completed by a qualified plumbing contractor using approved methods and materials. 5.1 Picture 6 5.1 Picture 7
	(6) Defect - Backflow preventer device is missing from the front (Item 8) and rear (Item 9) hose bibs where amateur yard irrigation piping has been installed. Backflow preventers are required to prevent bacterial cross connect and contamination of municipal water supplies (Item 10). Recommend professional corrections be completed by a qualified plumbing contractor. 5.1 Picture 8 5.1 Picture 9 5.1 Picture 10

5.2	HOT WATER SYSTEMS Comments and observations: Inspected
	(1) 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 1). 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 Picture 1
	(2) Deficiency - The installed water heater capacity (40 Gallon) and recovery rating appears undersized for the potential hot water demand required of the installed fixtures and equipment (Item 2). This should be re-evaluated when it comes time for replacement. Replacement cost can vary widely and can be significant. read more about water heater here. 5.2 Picture 2

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.

150 amp service panel

Internal view of 150 amp service panel

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 Circuit breakers Split buss (old style, no main disconnect, typical for age)	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?: 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

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) Defect, Safety - The garbage disposal conduit is detached from the junction box, romex wires are exposed and is a shock and electrocution hazard (Item 1). Recommend professional repairs be completed by a qualified electrical contractor. 6.3 Picture 1
	(2) Defect - Amateur light switch installation observed in the kitchen (Items 2 and 3) and the stairwell (Items 4 and 5). The kitchen and dining room have a 2 way switch installed on a 3 way circuit which means that when the light switch is in the off position, the 2nd switch will not respond and vice versa. Recommend professional repairs be completed by a qualified electrical contractor. 6.3 Picture 2 6.3 Picture 3 6.3 Picture 4 6.3 Picture 5

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
	(1) Defect, Safety - Reversed wiring was detected at the laundry area outlet (Item 1). Reversed wiring refers to a condition where the "Hot and Neutral" (black and white) wires are reversed on the outlet terminals or somewhere else in the circuit (Item 2). While the outlet will still function normally it presents a shock / electrocution hazard under certain conditions (Item 3). This is also evidence that the home's wiring was worked on by someone who was not qualified. This is a relatively simple and inexpensive condition to correct but should be done by a qualified electrician. 6.4 Picture 1 6.4 Picture 2 6.4 Picture 3
	(2) Defect, Safety - An "open ground" reading was detected at all outlets in the front left bedroom (Items 4-6), left rear bedroom left interior wall outlet (Item 7) and the master bedroom rear exterior wall outlet (Item 8). Open grounds are caused by an opening in the ground circuit somewhere between the affected outlet and the main electric service panel (Item 9). Typically it's a loose wire on the outlets ground terminal, but it can be anywhere in the circuit such as an upstream outlet that feeds this outlet. The ground circuit is designed to divert dangerous electricity away from your body and prevent electrocution. Ungrounded outlets are unsafe and can cause injury or death. It is recommended that this condition be further evaluated and corrected by a qualified electrician. 6.4 Picture 4 6.4 Picture 5 6.4 Picture 6 6.4 Picture 7 6.4 Picture 8 6.4 Picture 9

6.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) Comments and observations: Inspected
	Defect, Safety - GFCI outlets are missing in the kitchen (Item 1), the upstairs hall bathroom (Item 2) and master bathroom (Item 3) and is a shock and electrocution hazard. Recommend professional repairs be completed by a qualified electrical contractor. GFCI's save lives! 6.5 Picture 1 6.5 Picture 2 6.5 Picture 3

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 - One or more installed smoke detectors are outdated, unreliable (Item 1). 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
	(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 an attached garage and a wood burning fireplace. It is recommended that one be installed according to the manufacturer's instructions. Read more about CO2 poisoning and safety at Consumer Products Safety Commission.

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

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7. Heating / Central Air Conditioning

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

Styles & Materials

Heat Type: Heat Pump Forced Air (also provides cool air for AC)	GENERAL AC/ HP SYSTEM CONDITION / RATING: Poor (Not functioning as designed, worn out, safety concerns, additional expense.)	HEAT PUMP / AC - SERVICE LIFE REMAINING:: 20% or less (plan for replacement, consider cost)
Cooling Equipment Type: Heat Pump Forced Air (also provides warm air, Heat)	AC/Heat Pump system(s) performance: Unsatisfactory	AC/Heat Pump system(s) capacity: Marginal / Undersized
Number of Central AC / HP systems: One	Number of conditioned zones in the house/building: 2	Ductwork: Enclosed, built in, concealed Metal
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	AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT Comments and observations: Inspected
	(1) Aging Heat Pump Equipment - The Heat Pump system is aging and has reached its service life expectancy (Mfg. 1999, Old). 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) Marginal Heat Pump Capacity - The current Heat pump capacity of 2 tons appears to be marginal or undersized in relation to the reported square feet of conditioned space. An undersized system will still heat or cool with some effectiveness but may run continuously with reduced efficiency and shortened service life. Note: A "rule of thumb" is approximately 1 ton capacity needed per 580-600 square feet. A dwelling this size would typically require 2.5 tons. Note: Proper sizing varies widely and is a relatively technical determination made by an HVAC contractor using the Manual J load calculation formula. Because of the disparity noted here, It is recommended that you consider having this done. The cost of running undersized equipment can be more expensive that the replacement cost of properly sized equipment.
	(3) Defect - Improper A/C condensate drain and or trap configuration (Items 1 and 2). The drain should contain a trap with a vent after the trap. 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. 7.0 Picture 1 7.0 Picture 2
	(4) 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.
	(5) 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 3). Have properly and professionally corrected as needed to ensure an air tight seal and to prevent chaffing on the cabinet knife edge. 7.0 Picture 3
	(6) Heat Pump Equipment Performance - The ambient air test was performed by using thermometers on the air handler of Heat pump in cool mode to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 64 degrees (Item 4), and the return air temperature was 74 degrees (Item 5). D/T = 10 Degrees F. This indicates that the system is not functioning as designed and should be further evaluated and corrected as needed by a qualified HVAC contractor. 7.0 Picture 4 7.0 Picture 5
	(7) Deficiency - The insulation sleeve on suction line is missing at outside unit (Item 6). Missing insulation on suction line can cause energy loss and condensation. Recommend maintenance repair as needed. 7.0 Picture 6
	(8) Observation - The heat pump electric back up heat responds to testing. When tested in "emergency or auxiliary Heat" the output temperature reading is 94 Degrees F. and is acceptable (Item 7). 7.0 Picture 7
	(9) FYI - This home is heated and cooled with heat pump system. It is the same system and equipment that provides warm air in the winter and cool air in the summer. When the outside temperature is below 60 deg. F. the system is tested in "heat" mode, When the outside temperature is above 60 deg.F. it is tested in the "cool" mode. Heat pumps can only be tested in Heat or Cool but not both. Most heat pump systems contain auxiliary (emergency, back-up) heat, typically electric coils but can be gas or oil. This is always tested winter or summer for response. However, some electronic thermostats when in "cool" mode will not allow manual switching to axillary heat, in which case it can not be tested.

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

7.2	NORMAL OPERATING CONTROLS Comments and observations: Inspected

7.3	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. 7.3 Picture 1
	(2) Deficiency, Disclosure - This two story (2 zone) home has a shared duct system which means the ductwork runs through the ceiling joist downstairs which is also the flooring upstairs. It is a common duct that supplies both upstairs and downstairs heat and AC. The duct system is not zoned for each floor. There is no way to control the air flow and temperature levels equally on both floors. It will always be warmer upstairs and cooler down stairs year round. This is also compounded when there is only one return air grill for one of the floors or zones. Ideally there should be a return air grill for each floor. The comfort level will be determined by the zone that has the thermostat which is typically located close to the return grill. This is a common duct configuration in older homes but is no longer done in new construction because it degrades efficiency and comfort control.

7.4	CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems) 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. 7.4 Picture 1

7.5	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) 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.

Attic insulation = R-13 (marginal)

Styles & Materials

GENERAL INSULATION CONDITION / RATING: Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)	Attic insulation: neglegible Improvements recommended Loose or blown in fiberglass approx. R-13 fair	Wall insulation: concealed, not visible, not inspected
Floor System Insulation: N/A slab construction	Bathroom steam vents: Fan with light Fan	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
	(1) Defect - Observed missing insulation beneath the air handler overflow drain pan (Item 1). Recommend professional repairs be completed by a qualified insulation contractor. 8.0 Picture 1
	(2) Attic insulation thickness is marginal or substandard at R-13 but may have met typical requirements for the age of construction or it could have settled or become packed down with storage. 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

8.1	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 downstairs powder room steam vent exhaust duct is missing the exterior shroud and is subject to vermin infiltration and nesting (Item 1). Recommend professional repairs be completed by a qualified contractor using approved methods and materials. 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.

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): None installed	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

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	GARBAGE DISPOSAL UNIT Comments and observations: Inspected
	Safety - The food disposer wiring is missing a romex connector (anti-strain device) (Item 1), wires are exposed which poses a shock/electrocution hazard (Item 2). Recommend repairs be completed by an electrician. 9.3 Picture 1 9.3 Picture 2

9.4	MICROWAVE COOKING EQUIPMENT Comments and observations: Not Present

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

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Type of Inspection: Home Buyers inspection	Inspection Procedures: American Society of Home Inspectors, Standards of practice	Inspection Restrictions/limitations: None
General inspection accessibility: Occupied, furnished	All Utility services are on?: Yes	In Attendance: Buyer, Buyers Agent
Type of building: Single Family (2 story)	Square Feet of conditioned space: 1,566	Age of building (year built): 1979
# of Bedrooms: 3 Bedrooms	# of Bathrooms: 2.5 bathrooms	Temperature during inspection: 80
Weather: Cloudy	Ground/Soil surface condition: Dry	Garage: Attached, 1 car

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Comment Key or Definitions