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AmeriSpec Inspection ServicesHome Inspection ReportCover Page

1234 Your Street , Metro Atlanta, GA 30064Inspection prepared for: John and Jane Doe

Date of Inspection: 1/1/2014 Time: 10:00 AM Age of Home: 27 yrs old - Size: 2712 Sq Ft

Weather: Clear and Cold

Inspector: Mike OgleASHI # 300289

AmeriSpec Inspection Services 1234 Your Street , Metro Atlanta, GA

Page 1 of 36

General Information

Ratings and how to view this report This report uses a check box style ratings system with narratives to describe our opinion of thecondition of items and components in your home. We try whenever possible to include a narrativeand photograph of an item. There are many systems in a home that if functioning properly do notwarrant the use of a narrative which is why we use this ratings system. You as the homeowner canview this report and be sure that a system has been inspected, and opinion given on its condition. The following is an explanation of our ratings system: OK: Serviceable. This item was inspected and appears to be function normally at the time of theinspection. N/I: Not Inspected. These items were not inspected, and we make no representations as to whetheror not it is functioning. Maint: Maintenance comment. The item was inspected and found to be deficient in some respector in the inspector opinion maintenance needs to be performed. Items with this heading usuallyappear in our summary report, unless very minor. Many times these are normal maintenance itemswhere maintenance has been deferred and is needed. R/R/R: Needs review, repair or replacement: This item was inspected and found to havedeficiencies, it may not operate properly, may have been installed incorrectly, or it may be a health orsafety hazard. Or in the inspectors opinion it is near or at the useful life. These items are listed in thesummary report. General Information about our Home inspections Our home inspection is intended to assist the buyers ( our clients ) in the evaluation of the overallcondition of the home. We offer our opinion on the homes overall condition. Our inspection isperformed to the ASHI standards of performance for home inspectors,All items designated for inspection by the ASHI standards are inspected and are satisfactory unlessotherwise noted in this report. A copy of the ASHI standard is available atwww.homeinspector.org/documents/standards.pdf. It is common for clients to assume more items are inspected than actually are: we do not inspectlawn sprinklers, central vacuums, ice makers, refrigerators, washers or dryers, or many otherspecialized items inside the home. We do not inspect any low voltage items, phones Cable TValarms etc. For a list of what is inspected refer to the ASHI standards. We do not inspect for environmental hazards, mold, radon gas, asbestos, Leadpaint, Carbon Monoxide etc. These are all outside the scope of this inspection. It is not possible to find every possible defect in this home during a standard home inspection,as our inspection is not technically exhaustive. Lets talk about pictures in the report we use pictures to help explain what it is we see andthe condition of the home. NOT ALL defects have pictures nor are all pictures of defects. Our report is a snapshot of the condition on the day of the inspection. We are not responsible forfuture failures, this is not a warranty, all mechanical items can fail at any time.


Page 2 of 36

Roof

1. Property Information• This is a 1 story ranch single family home on a slab• Buyers & buyers agent were present for the inspection.• The property was occupied at the time of the inspection, Access to someitems such as electrical outlets, windows, wall and floor surfaces, and cabinetinteriors may be restricted by furniture or personal belongings. We do notmove personal items, such items are excluded from out inspection.• The home has three bedrooms and two and a half bathrooms.• No radon test was performed. The EPA recommends all home buyershave an indoor radon test conducted, as part as the home buying process.Radon is a class A carcinogen.• We do not inspect trees, shrubbery or fencing unless any defect noted mayadversely impact the building

Our evaluation of the roof is from the ground using binoculars, and is to determine if surface areasare missing and/or damaged and therefore subject to possible leaking. Portions of the roof, includingunderlayment, decking and some flashing are hidden from view and cannot be evaluated by a visualinspection. Small Hail exposure is common in this area and we do not comment on it, if it has notresulted in significant damage or has not altered the condition of the roof. Extreme weather, heavyrains, or tropical storms may cause water leaks that are not evident at the time of the inspection anddoes not fall within the scope of this inspection.

1. Roof conditionsOK N/I N/P Maint R/R/R

✔• Roof was visually inspected from accessible points on the interior and/orexterior, from the ground we used 8x56 field glasses. Some roofs can bedamaged by walking on them, and others are hazardous to walk on due toslope or age. Since the roof was not mounted this limits our review.Materials:• Asphalt Composition ShinglesObservations:

1.1. Roof shows normal wear for its age and type. Normal life for thisgrade of shingles (often referred to as a 20 year shingle) in this area is15-17 years. No damage, deterioration, or missing roofing materialsnoted.

1.2. Debis noted on roof and at valleys. We recommend removingdebris to allow for proper drainage and to prevent deterioration ofroofing materials.

1.3. Roof appears to be a recent replacement, properly installed and isapproximately 2 to 3 years old


Page 3 of 36

Exterior

Debris on roof in valley

2. Roof Flashing ConditionOK N/I N/P Maint R/R/R

✔Observations:

2.1. Flashing is not completely visible, unable to determine all typesand conditions.

3. Boot ConditionOK N/I N/P Maint R/R/R

✔Materials:• Rubber

4. Skylight ConditionOK N/I N/P Maint R/R/R

✔Observations:

4.1. Skylights are intact. No visible signs of defects at the time of theinspection.


Page 4 of 36

1. Hard Surface ConditionsOK N/I N/P Maint R/R/R

✔Driveway:• ConcreteWalkway:• ConcreteObservations:

1.1. Common cracks observed in surfaces of driveway and walks,these are primarily a cosmetic concern. No immediate action isrecommended, however we suggest sealing all cracks in surfaces toprevent water penetration as a routine maintenance effort.

1.2. Evidence of repair noted.

Cracks in drive way

2. Exterior Wall ConditionOK N/I N/P Maint R/R/R

✔Materials:• Brick on front and sides hardboard siding at the rearObservations:

2.1. The caulk has cracked at joints where siding is connected. Caulk isneeded to prevent moisture intrusion, this is normal maintenance.

2.2. Areas of minor damage noted.

2.3. Minor cracking in brick veneer noted. This is normally not aserious concern. Buyer is advised to monitor this condition andconsult with a qualified contractor should condition worsen.

2.4. Sag in lintel noted at brick ledge at garage due to span appears tobe mostly cosmetic, monitoring is recommended, and a mason shouldbe contacted if condition worsens.

2.5. Missing/Deteriorated mortar observed, suggest tuckpointing asnecessary.


Page 5 of 36

Sag in lentil over garage door Crack in brick at garage over window front

Evidence of repair Missing mortar over window at garage

3. Trim ConditionsOK N/I N/P Maint R/R/R

✔Materials:• WoodObservations:

3.1. Evidence of repairs observed, unable to determine theeffectiveness of these repairs.

3.2. Peeling paint observed, at front windows suggest scraping andpainting as necessary.

3.3. Suggest caulking around doors and windows as necessary. Andwere the brick and wood trim meet

3.4. There is minor water damage to the bottom edge of the right sidejamb of the garage door.

Wood softening at garage doortrim

Repair as neede Caulk where trim connects tobrick


Page 6 of 36

4. Window/Frame ConditionsOK N/I N/P Maint R/R/R

✔Materials:• Wood Frame• Double Hung• Single PaneObservations:

4.1. Peeling paint observed, suggest scraping and painting asnecessary.

4.2. As is common with older wooden windows, some of the windowsdid not open without restriction, or were painted shut. We recommendbuyer ensure one window in every area does open for safe egress andproper ventilation.

Peeling paint and moisture damage to window in front

5. Exterior Door ConditionsOK N/I N/P Maint R/R/R

✔Materials:• The exterior doors are the correct for exterior applicationsObservations:

5.1. The keyed dead bolt at the door needs to be changed to a thumblatch operated door as was required by industry standards or safe fireegress.

6. Gutter ConditionOK N/I N/P Maint R/R/R

✔Materials:• MetalObservations:

6.1. There is minor mechanical damage to the gutter at the right side,repair as needed.

6.2. Drains to underground drain piping which cannot be properlytested in an general home inspection


Page 7 of 36

Damaged gutters noted Underground drains

7. Condenser ConditionOK N/I N/P Maint R/R/R

✔• There is one unit serving the home it is a Trane 4 ton unit and appears tobe 18 years oldObservations:

7.1. The condensate drain lines should discharge at least five feet fromfoundation walls to prevent water from collecting near or against thefoundation walls as required by industry standards. Have a licensedHVAC or qualified contractor correct.

7.2. According to the manufacturers specification label the breaker protectingthe A/C compressor is not properly sized. A 60 amp breaker is installed atthe main breaker panel, and the label indicates a 50 is recommended.Have the breaker down sized to match the manufacturers labeling by alicensed HVAC contractor or electrician.

7.3. The air conditioning is old; near or at the end of its useful service life.Minimal life should be expected from this unit. Normal life in this area for anoutside condenser is 12-15 years. This unit is 18 years old.

Condensate drain line

8. Vent ConditionOK N/I N/P Maint R/R/R

✔


Page 8 of 36

9. Grading ConditionOK N/I N/P Maint R/R/R

✔Observations:

9.1. There is a low area near the foundation. Have soil installed, sloped,and compacted to prevent water from collecting near or against thefoundation wall as required by standard building practice.

9.2. Erosion was noted in the front and at the patio area. Have soilplaced back in this area and erosion control installed until effectiveground cover can be established. It is recommended that a landscapecontractor correct.

9.3. Surface drainage observed standing water in drain at street, we arenot able to determine the effectiveness of this system, as it isunderground and not visitable

Erosion on on left side Grade slopes toward foundation

10. Service ConditionsOK N/I N/P Maint R/R/R

✔Electric:• Electric meter is on the left sideGas Service:• Gas meter is on the right side and the gas shut off is located at the meter


Page 9 of 36

11. Electrical ConditionsOK N/I N/P Maint R/R/R

✔Observations:

11.1. A representative number of exterior light fixtures and receptacleswere tested. We are not able to determine operation of photoelectricand motion fixtures during daylight hours

11.2. The bases of the exterior lights need to be sealed to the sidingand bricks to prevent water entry into the wall cavity and wiringconnections.

12. Foundation TypeOK N/I N/P Maint R/R/R

✔Materials:• Poured Concrete• SlabObservations:

12.1. The slab is viewed where visible. In most cases, some or all of theslab is hidden. The inspector will look for associated clues for distressbut our review is limited due to these restrictions. Cracks in thefoundation are common and most are not serious and may not benoted. The inspectors knowledge and experience will be used todetermine areas of concern.

12.2. Cement parging is flaking/deteriorated at back . Recommendreview for repair as necessary.


Page 10 of 36

13. Retaining Wall ConditionsOK N/I N/P Maint R/R/R

✔Materials:• StoneObservations:

13.1. There needs to be some form of a guard installed along the toparea of the retaining wall. This is recommended when 30" inches ormore above the grade or finished area. This guard needs to be no lessthan 36" inches in height.

13.2. Wall has settled the rear of house This is an indication that previoussettlement has occurred at this location. We are not able to determine whenthe settlement occurred or if additional settlement is likely. We recommenda landscape contractor review and make corrections as needed.

13.3. Soil has eroded at top of wall section and water collects in this location,resulting in seepage throughout the wall and settlement in the wall at thissection, have a landscaper review, and add drainage, dirt as required

Settled

14. Stair ConditionOK N/I N/P Maint R/R/R

✔Observations:

14.1. Whenever four or more stairs are present a handrail is usuallyrequired.


Page 11 of 36

Chimney

15. General Exterior CommentsOK N/I N/P Maint R/R/R

✔Observations:

15.1. Dish TV lines not professionally installed, these are not inspected,have qualified installer remove as needed

15.2. Door bell is located in the front and is operational

15.3. Door bell located at garage is loose and does not operateproperly, repair as needed for proper operation.

15.4. The gas line is not rated for outdoor use. Connectors should notconnect to another connectors, only one connector is allowed by themanufacturer. Have an HVAC contractor review and correct as needed.

Only one connector allowed

There are three basic types of chimneys, single walled metal, masonry, and prefabricated metalones that are commonly referred to as factory-built ones. Masonry and factory-built arecommonplace in residential use. Our inspection conforms to industry standards, and is that of ageneralist and not a specialist. Significant areas of chimney flues cannot be adequately viewedduring a home inspection. Our inspection includes only the items that are readily accessible of thechimney exterior and the only the portions of the chimney connections that are visible, from thefireplace. We inspect for proper clearances, visible obstructions and overall soundest of the chimneystructure. For complete details of chimney and the types of inspections specialist perform visitCSIA.org.

1. Chimney ConditionsOK N/I N/P Maint R/R/R

✔Materials:• Cement fiber lap siding

2. Flue ConditionOK N/I N/P Maint R/R/R

✔Materials:• Metal


Page 12 of 36

Attic

3. Spark Arrester/Raincap ConditionOK N/I N/P Maint R/R/R

✔• Rain Cap Present• Screened cap present• Spark arrestor present

Our evaluation of the attic is limited due to lighting, personal storage and accessibility. We do notattempt to enter attics that have less than thirty-six inches of headroom or are restricted by ducts, orin which the insulation obscures the joists, this makes mobility hazardous. These attics are view fromaccess points with a strong light. We do not disturb or move insulation, heavily insulated attics limits our review of wiring, ceiling joists,plumbing and vents, ducts, etc. Water stains around roof penetrations are very common. It is often not possible to determine if thesetype stains are active, unless they are leaking at the time of the inspection, when stains are presentfurther monitoring is advised. We recommend checking roofing surfaces each spring and fall andafter each severe storm. Increasing insulation is a good way to improve the energy efficiency of ayour home.

1. Attic Access ConditionsOK N/I N/P Maint R/R/R

✔Observations:

1.1. Stair to attic does not have a handrail, one should be added for safety

1.2. Damaged walk board at top of stair, repair as needed. This is a triphazard

Damaged walk board

2. Framing ConditionOK N/I N/P Maint R/R/R

✔Style:• Rafters


Page 13 of 36

3. Sheathing ConditionOK N/I N/P Maint R/R/R

✔Materials:• OSB Oriented Stand BoardObservations:

3.1. Staining noted due to failure of previous roofing surface. Noevidence of current leakage with new surface.

3.2. Evidence of repairs noted, decking has been replaced in severalareas

Prior repair to decking noted

4. Insulation/Venting ConditionsOK N/I N/P Maint R/R/R

✔Insulation:• Loose Fill Insulation• Current standards for insulation in the attic is R-30- Blown in fiberglassinsulation has a rating of2,5 R per inch. 10 to 13 inches of insulation is approx. R-30 and isrecommended in this climate zone.Types of Vents:• Ridge Vents• Soffit VentsObservations:

4.1. Recommend adding additional insulation Older homes even thoughinsulated at the standard of the time are generally under insulated bytodays standards

Recommend adding additional insulation


Page 14 of 36

5. Electrical ConditionsOK N/I N/P Maint R/R/R

✔Observations:

5.1. Attic electrical is examined where visible. Any electricalcomponents not accessible or visible to the inspector due to access orInsulation cover is not part of the scope of this inspection. This isgenerally most of the electrical wiring in the attic area

5.2. Open or improper splices were observed. Power vent has been remove,and wiring was left unsecured, wiring should be removed of should beencased in a covered "junction box" . Client is advised to consult with alicensed electrician prior to closing for repairs/replacement as needed toensure safety.

6. Distribution/Ducting ConditionsOK N/I N/P Maint R/R/R

✔Style:• Ducts/Registers

7. Attic CommentsOK N/I N/P Maint R/R/R

✔Observations:

7.1. No current ( new ) water stains noted on the roof decking in theareas of the attic that were accessed or visible by the inspector. Not allareas were accessible.

7.2. Trap noted evidence of rodent activity, recommend asking sellersabout past experience with traps and take actions as necessary

7.3. Class b vents should have a 1 inch clearance from attic insulation. A 26gage sheet metal shield is recommended to provide the proper clearance.FGC 502.4. Maintenance needed

7.4. Bathroom vent fans are improperly venting into attic. Recommendextending fan exhaust to the exterior to prevent damage and/or deteriorationfrom moisture and/or condensation.


Page 15 of 36

Garage

The garage door openers are operated from the standard controls at the wall only, We do notoperate remotes or coded switches. Due to accessibility we do not check ceiling receptacles. Werecommend safety cables for all spring type garage door openers.

1. Garage Door CommentsOK N/I N/P Maint R/R/R

✔Type:• Attached two car garageMaterials:• Metal Insulated

2. Garage Floor ConditionOK N/I N/P Maint R/R/R

✔Materials:• Concrete• Floor has been painted this limits our review

3. Garage Walls & Ceiling ConditionOK N/I N/P Maint R/R/R

✔Materials:• Drywall• The garage walls have been recently painted

4. Fire Safety ConditionsOK N/I N/P Maint R/R/R

✔Materials:• Wood Solid CoreObservations:

4.1. This is an older home, garage firewalls and fire separation were notrequired when this home was built. However as a safety upgrade werecommend fire separation and 20 minute rated walls and doors beinstalled

4.2. Fire rating is compromised due to a window in door. This is asafety concern. Door should be changed to a 20 minute door and frame.


Page 16 of 36

Patio

5. Garage Door Opener ConditionOK N/I N/P Maint R/R/R

✔Observations:

5.1. Safety reverse in place and operational

6. Garage Electrical ConditionOK N/I N/P Maint R/R/R

✔Observations:

6.1. GFCI in place and operational

7. Garage CommentsOK N/I N/P Maint R/R/R

✔Observations:

7.1. An automatic lawn sprinkler system was observed in the garage.These are not inspected or tested. This system is beyond the scope ofthis inspection.

1. Patio ConditionsOK N/I N/P Maint R/R/R

✔Patio Material:• ConcreteObservations:

1.1. Void noted at patio, dirt is needed. This can be a home for verminfilling and sealing is recommended

Void at patio


Page 17 of 36

Electrical

Our electrical inspection meets the ASHI standards of practice and is done by sampling visibly accessiblewiring and fixtures. Determining the actual capacity of the system requires load calculations, which are notwithin the scope of this report. Underground circuits and concealed components of the system are notinspected. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nor do weremove insulation, or wall coverings. Covers are not removed, with the exception of the cover of the mainelectrical panel, when this can be done safely and without risking damage to finish. Much of the wiring in thehome is not visible and not reviewed. We use a standard electrical tester to check a sample of outlets. Allelectrical defects are safety concerns, we will list them in RED and advise the use of a licensed electrician forall repairs and upgrades, prior to close.The National Electric Code (NEC) is not retroactive, therefore many residential systems do not comply withthe latest safety standards. We recommend GFCI circuits whenever they are not present, GFCI protection hasbeen required since : 1974 in exterior locations - 1980 in garages; 1978 in bathrooms; 1984 when within 6 feetof a water source; and 1996 at all kitchen receptacles.Arc- Fault protection has been required since 1999 on all Bedroom circuits. Arc faults stop electrical fires. Werecommend installing them at every circuit as a safety feature.

1. Main Service Drop ConditionOK N/I N/P Maint R/R/R

✔Type:• Main Service Drop is underground

2. Panel ConditionOK N/I N/P Maint R/R/R

✔Panel Information• The electric panel manufacturer is Federal Pacific• Due to the type of panel the panel cover was not removedObservations:

2.1. The main service is approximately 200 amps, 120 & 240 volts.

2.2. This service panel is a Federal Pacific " Stab-Lok" panel. The breakersin these types of panels have been known to experience failure which canpotentially result in a fire. The circuit breakers may fail to trip in response toan over-current or a short circuit. Failure of a circuit breaker to trip can resultin a fire due to overheating of the wiring. Replacing the breakers is notconsidered to be a reliable repair. Recommend this panel be inspected by alicensed and qualified electrical contractor prior to close. Replacement isusually recommended.

Federal Pacific Panel


Page 18 of 36

Plumbing

3. Main Panel CommentsOK N/I N/P Maint R/R/R

✔Observations:

3.1. Labeling present on electric circuits locations in the main panel.(These are not checked for accuracy)

3.2. Mismatched breakers noted in panel, these can void the warranty of thepanel and are generally not allowed. Have a review by a licensed electricalcontractor for correction as needed.

Mismatched breaker

4. Type of GroundingOK N/I N/P Maint R/R/R

✔Materials:• Unable to verify grounding due to condition of landscape

5. Smoke detector commentsOK N/I N/P Maint R/R/R

✔Location:• Smoke alarms are now required at every floor level, in each bedroom, andin hallways serving bedrooms. (R314.3). Homes with Gas appliances orattached garages also require carbon monoxide sensors on all floors withsleeping areasObservations:

5.1. While there are some working smoke detectors in the house attime of inspection, buyer is urged to review newer requirements thatrequire working inter-connected detectors in each bedroom andoutside the bedroom and on each level. If the home has an attachedgarage or uses fossil fuel a carbon monoxide sensor is required nearall sleeping rooms. These items are generally mandatory in allmunicipalities.

5.2. Since your home has gas appliances. We recommend addingCarbon Monoxide detectors on each level where there are sleepingrooms.

1. Main Shutoff LocationOK N/I N/P Maint R/R/R

✔Location:• Near the water heater


Page 19 of 36

Water Heater

2. Supply Line ConditionOK N/I N/P Maint R/R/R

✔Materials:• Public water source• Copper supply linesObservations:

2.1. No leaks observed at the time of the inspection.

3. Waste System ConditionsOK N/I N/P Maint R/R/R

✔Type:• Public WasteMaterials:• PVCObservations:

3.1. No leaks observed at the time of the inspection.

3.2. Limited inspection of waste lines due to slab construction andmost waste lines not visible

4. Plumbing CommentsOK N/I N/P Maint R/R/R

✔Comments:

4.1. All plumbing components tested well at time of inspection unlessotherwise noted.


Page 20 of 36

1. ConditionOK N/I N/P Maint R/R/R

✔Type:• This is a gas water heater and a shut off valve is provided.Comments:• The temperature pressure release valve is installed on the tank and is nottested. These valves are prone to leak once they are opened. This valve is asafety device to prevent against abnormally high temperatures and pressure.It is rated at 210 degrees and 150 psi.Observations:

1.1. The water heater is located in the Downstairs closet, in laundryroom. The water heater type is a natural gas , with 50 gallon capacity.The unit was manufactured by State Select .

1.2. Water heater is about 5 years old . Average life expectancy isabout 12-15 years. This can vary based upon maintenance and lifestyledemands

1.3. There needs to be a drain cock installed below the water heaterTPR valve to allow water to be drained from the line periodically. Have alicensed plumber install.

Drain cock needed

2. Combustion Chamber ConditionsOK N/I N/P Maint R/R/R

✔

3. Flue Venting ConditionsOK N/I N/P Maint R/R/R

✔Materials:• MetalObservations:

3.1. There needs to be a fire shield installed on the water heater ventpipe and secured flush to the ceiling above as required.


Page 21 of 36

Heating Systems

Missing collar

The heating and air conditioning are operated with normal controls, except when weather conditionsor other circumstances may result in equipment damage. We do not ignite or extinguish solid fuelfires. We cannot observe the interior of flues: fireplace inserts or connections; humidifiers, orelectronic air filters. We do not comment on the uniformity or adequacy of heating or cooling supplyto various rooms. We do not inspect heat exchangers as these are not accessible. If no servicerecords are present on gas appliances we will recommend service, to clean and tune your gasappliance as a safety concern. Carbon monoxide detectors are recommend for all sleeping areaswhen gas furnaces are present.The interior of a fireplace flue pipe is seldom fully visible and therefore is not part of this inspection asper the ASHI standard of Practice. If gas starters are present these fixtures will not be lit, only thegas valves are tested. Vent free or Ventless appliances are not tested. We also recommend thatfireplace flue(s) be professionally cleaned regularly per industry standards.

1. Heating• Gas forced air

2. Location• There is a Trane Natural Gas furnace located in the attic that servesthe home

3. Energy SourceOK N/I N/P Maint R/R/R

✔Materials:• Natural gas with shutoff valve provided

4. Burner ConditionsOK N/I N/P Maint R/R/R

✔Materials:• Partially visibleObservations:

4.1. The last service date is unknown or no recent service records exist.Have a heating and cooling contractor inspect, clean and service thesystem. For safety reasons and because this is a gas system. Annualservice is recommended.


Page 22 of 36

Air Conditioning

5. Vent CondtionOK N/I N/P Maint R/R/R

✔Materials:• Metal

6. Duct ConditionOK N/I N/P Maint R/R/R

✔Materials:• Insulated Flexible Duct

7. Fireplace conditionOK N/I N/P Maint R/R/R

✔• There is a fireplace located in the Family Room.Type:• Gas starter present, tested serviceableObservations:

7.1. A wood burning fireplace is noted in this home.

7.2. Fireplace appears to have to have been inactive for an extendedperiod of time.

7.3. Minor cracking and deterioration on back fire brick, has beenrepaired with a refractory cement

Flue has some build up Repaired

Our Inspection of the A/C systems is both visual and functional provided power is supplied to theunit. Judging the adequacy of the cooling efficiency of air conditioning is a subjective evaluation,therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems less thannormal. This type of visual inspection does not determine the proper tonnage of A/C equipmentneeded or if the conditioning equipment is properly sized for the dwelling or matched by brand or


Page 23 of 36

Kitchen

capacity. The cooling coils are in a fixed enclosure and therefore are inaccessible and are notinspected. If the outside temperature has not 65 degrees or higher, for the past 24 hours, anAir Conditioning system cannot be tested without possible damage to the compressor.DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS IS NOTWITHIN THE SCOPE OF THIS INSPECTION.

1. A/C ConditionOK N/I N/P Maint R/R/R

✔Materials:• Electric Split System. In a split system the Air Conditioners condensingunit(s) are located outside and away from the air handler unit.Observations:

1.1. Air conditioning could not be inspected due to outsidetemperature. Activating air conditioning during cool/cold weather cancause serious damage to the system. Buyer is advised to verifysatisfactory operation prior to close.

2. Condensate conditionsOK N/I N/P Maint R/R/R

✔Materials:• Vinyl TubingObservations:

2.1. There needs to be a removable cleanout cap installed on thecleanout "T" on the condensate drain line in the attic.

Cap needed for lines

3. Air Filter ConditionOK N/I N/P Maint R/R/R

✔Observations:

3.1. High efficiency Space-Guard air filter installed, the filter should bereplaced every 6-12 months.

4. Thermostat ConditionOK N/I N/P Maint R/R/R

✔• The main floor hallway.

Appliance inspection is beyond the scope of the ASHI standards of practice for home inspections,but as a courtesy to our clients, we perform a visual and a operational inspection of all built-inappliances. The appliances listed in this report are turned on for a short time with normal controls, ifaccessible and power is supplied. Cooking systems are checked for burner operation but not


Page 24 of 36

calibration or timers or any special features such as cleaning cycles. Built-in dishwashers are runthrough a full normal wash cycle to determine if the system free of leaks and corrosion. Cabinets andcounter tops are inspected for "major" damage; minor chips cracks and surface scratches arecosmetic issues and are not part of this inspection. Ice maker connections, clocks, timers, self-cleaning functions, non built in appliances, such as microwaves, refrigerators or freezers orappliances in use are not inspected.

1. Kitchen Floor ConditionOK N/I N/P Maint R/R/R

✔Materials:• Ceramic Tile

2. Kitchen Walls& Ceilings ConditionOK N/I N/P Maint R/R/R

✔Materials:• Drywall with a granite - Back splash

3. Kitchen Electrical ConditionOK N/I N/P Maint R/R/R

✔Observations:

3.1. GFCI outlets by sink are operational. Kitchens have two separatecircuits. The outlets on the other circuits are not GFCI as required. Werecommend upgrading to GFCI in all kitchen receptacles.

4. Kitchen Cabinet ConditionOK N/I N/P Maint R/R/R

✔

5. Counter ConditionsOK N/I N/P Maint R/R/R

✔Materials:• Granite

6. Kitchen Sink ConditionOK N/I N/P Maint R/R/R

✔Materials:• Solid Surface

7. Kitchen FaucetsOK N/I N/P Maint R/R/R

✔

8. Traps/Drains/Suply ConditionOK N/I N/P Maint R/R/R

✔Observations:

8.1. Appears serviceable. No damage noted during the short testing atthetime of the inspection.


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Laundry

9. Appliance conditionsOK N/I N/P Maint R/R/R

✔• Appliances when tested are only tested for a short period of time. Allappliances were serviceable unless otherwise noted• Dishwashers - Serviceable. Our inspection is limited to operating on thenormal setting using standard controls.• Built-in Stovetop (electric)• Garbage Disposal - serviceable• Vent Hood (recirculating)• Built in Ovens - Serviceable• Built in microwave - serviceable• Refrigerator present not tested• Connection for ice maker present not testedObservations:

9.1. The dishwasher was serviceable. Our inspection is limited tooperating on the normal setting using standard controls.

9.2. Vent fan and light were serviceable at time of inspection

9.3. Built-in microwave ovens are tested using normal controls. Unitwas tested and appeared to be serviceable at time of inspection. Leakand/or efficiency testing is beyond the scope of this inspection.

9.4. Exposed improper wiring observed at garbage disposal, shielded cableis recommend, exposed romex wiring is a safety concern, have an electricianmake needed corrections for safe operation.

wiring should be in conduit

1. Laundry Area LocationLocation:• Laundry Room on Main Floor

2. Laundry Tub/Sink ConditionOK N/I N/P Maint R/R/R

✔Materials:• FiberglassObservations:

2.1. Sink is not attached to the floor or wall, loose sinks should be properlysecured for proper operation.


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Bathroom

Lose tub

3. Laundry FaucetsOK N/I N/P Maint R/R/R

✔

4. Laundry ConditionsOK N/I N/P Maint R/R/R

✔Washer:• Electric connection for washer tested. Plumbing connections present,visually inspected did not test water supply as these often leak when notconnected to washer once they are turned on.• No washing machine was present at the time of inspection, therefore, notest was performed on the washer drain line to determine if line was drainingproperly. This was a visible inspection of this area only. No guarantee orwarranty is given on the future of this drainage system, as drain lines canbecome blocked at any time without warning.•Dryer:• Electric connection verified and tested. Vent connections visually inspected

5. Laundry CommentsOK N/I N/P Maint R/R/R

✔Observations:

5.1. Only an approved metal connector may be connect the dryer to the ventG2439.5.4, foil is not generally allowed. Correct as needed

Laundry vent is foil

Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. We donot inspect or comment on steam showers, or saunas. We do not perform leak test on shower pans,


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without written permission from the owners . Many leaks in showers cannot be detected withoutsomeone or some weight on the tile in the shower floor.

1. Bathroom Location• Master Bath• Powder Room on main floor• Hall bath

2. Bath FloorConditionsOK N/I N/P Maint R/R/R


3. Counters/ Cabinets ConditionOK N/I N/P Maint R/R/R

✔

4. Sink ConditionOK N/I N/P Maint R/R/R

✔

5. Sink Faucet ConditionOK N/I N/P Maint R/R/R

✔

6. Traps/Drains/Supply ConditionOK N/I N/P Maint R/R/R

✔Observations:

6.1. Appears serviceable. No damage noted during the short testing atthetime of the inspection.

7. Toilet ConditionOK N/I N/P Maint R/R/R

✔Observations:

7.1. Toilets throughout the home appeared serviceable when tested


Page 28 of 36

8. Tub/Whirlpool ConditionOK N/I N/P Maint R/R/R

✔Materials:• Whirlpool tubObservations:

8.1. Whirlpool tub observed. Tub was filled to a level above the waterjets and operated to check intake and jets. The tub was then drained tocheck for leaks and/or damage. Pump and supply lines were notcompletely visible or accessible. GFCI's were present and was tested.The items tested appeared to be in serviceable condition. If a moredetailed report is desired, the client is advised to consult a licensedplumber for a complete review prior to closing.

8.2. Debris was ejected from the jets during operation, recommendhaving circulation system cleaned prior to use.

8.3. Inoperable at time of inspection. Would not stay on at switch.Recommend review by a licensed plumber for repair as necessary.

8.4. Access panel is required at jetted tub, one was not located, Recommendasking sellers for location or adding one so maintenance can be performedas needed. (UPC 414.1)

No access panel

9. Tub Surround ConditionOK N/I N/P Maint R/R/R


10. Tub Faucet ConditionOK N/I N/P Maint R/R/R

✔

11. Shower Base ConditionOK N/I N/P Maint R/R/R


12. Shower Surround ConditionOK N/I N/P Maint R/R/R



Page 29 of 36

Other Interior Areas

13. Shower Faucet ConditionOK N/I N/P Maint R/R/R

✔

14. Shower Door ConditionOK N/I N/P Maint R/R/R

✔Materials:• Tempered Safety Glass

15. Electrical ConditionOK N/I N/P Maint R/R/R

✔Observations:

15.1. GFCI in place and operational

16. Bathroom Exhaust Fan ConditionOK N/I N/P Maint R/R/R

✔Observations:

16.1. No exhaust fan in master bath, but there is an operating windowwhich was acceptable at the time of construction.

17. Bathroom Wall & Ceiling ConditionOK N/I N/P Maint R/R/R

✔Materials:• Drywall

18. Bathroom CommentsOK N/I N/P Maint R/R/R

✔

Half bath Hall bath

The Interior section covers areas of the house that are not covered elsewhere in the report. Interiordoors and windows are randomly tested.. A representative number of outlets, switches, fans andlights are tested. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigatedfor damage and normal operation. Although excluded from inspection requirements, we try to informyou of obvious broken gas seals in windows or patio doors, however these are not always visible,due to temperature, humidity, window coverings, light source, etc. We do not open blinds, shades, orremove window covers, as this may result in damaged. This limits our inspection of the windows in


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the home.Your inspection will report visible damage, not normal wear and tear, and moisture problems if seen.Personal items in the structure may prevent the inspector from viewing all areas, as the inspector willnot move any personal items.

1. Floor ConditionOK N/I N/P Maint R/R/R

✔Observations:

1.1. Carpets are worn. Professional cleaning is recommended

2. Wall ConditionOK N/I N/P Maint R/R/R

✔Materials:• DrywallObservations:

2.1. Common cracks noted.

3. Ceiling ConditionsOK N/I N/P Maint R/R/R

✔Observations:

3.1. Common cracks noted, the cracks do not represent a condition thatis in need of attention, No water stains observed at the time of theinspection.

4. Door ConditionsOK N/I N/P Maint R/R/R

✔

5. Window ConditionOK N/I N/P Maint R/R/R

✔Observations:

5.1. Window are locked and no key located. Emergency escapeopenings must be operational without the use of keys, tools or specialknowledge. (R310)


Page 31 of 36

6. Other Interior Area CommentsOK N/I N/P Maint R/R/R

Observations:

6.1. Minor cosmetic issues are not within the scope of this inspectionas it focuses on basic structure and major systems only.

6.2. Personal storage limits our inspection

Personal storage


Page 32 of 36

Report SummaryReport Summary

On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, asthey relate to Safety and Function. The complete list of items noted is found throughout the body ofthe report, including Normal Maintenance items. For your safety and liability, we recommend that youhire only licensed contractors when having any work done. Depending upon your needs and thosewho will be on this property, certain maintenance items we listed in the body of the report, and not inthe summary, may also be a concern for you; be sure to read your Inspection Report in its entirety.We also will verify any repairs that you may request to ensure that they were done and are correct. (re-inspection fee applies).Note: If there are no comments in RED below, there were no CRITICAL system or safety concernswith this property at the time of inspection.

ExteriorPage 4 Item: 2 Exterior Wall

Condition2.5. Missing/Deteriorated mortar observed, suggesttuckpointing as necessary.

over window front Missing mortar over window at garage

Page 7 Item: 7 CondenserCondition

7.2. According to the manufacturers specification label thebreaker protecting the A/C compressor is not properly sized. A60 amp breaker is installed at the main breaker panel, andthe label indicates a 50 is recommended. Have the breakerdown sized to match the manufacturers labeling by a licensedHVAC contractor or electrician.

7.3. The air conditioning is old; near or at the end of its usefulservice life. Minimal life should be expected from this unit.Normal life in this area for an outside condenser is 12-15years. This unit is 18 years old.

Page 10 Item: 13 Retaining WallConditions

13.2. Wall has settled the rear of house This is an indicationthat previous settlement has occurred at this location. We arenot able to determine when the settlement occurred or ifadditional settlement is likely. We recommend a landscapecontractor review and make corrections as needed.

13.3. Soil has eroded at top of wall section and water collectsin this location, resulting in seepage throughout the wall andsettlement in the wall at this section, have a landscaperreview, and add drainage, dirt as required


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Settled

Page 11 Item: 15 General ExteriorComments

15.4. The gas line is not rated for outdoor use. Connectorsshould not connect to another connectors, only oneconnector is allowed by the manufacturer. Have an HVACcontractor review and correct as needed.

Only one connector allowed

AtticPage 12 Item: 1 Attic Access

Conditions1.1. Stair to attic does not have a handrail, one should beadded for safety

1.2. Damaged walk board at top of stair, repair as needed.This is a trip hazard

Damaged walk board

Page 14 Item: 5 ElectricalConditions

5.2. Open or improper splices were observed. Power vent hasbeen remove, and wiring was left unsecured, wiring should beremoved of should be encased in a covered "junction box" .Client is advised to consult with a licensed electrician prior toclosing for repairs/replacement as needed to ensure safety.


Page 34 of 36

Page 14 Item: 7 Attic Comments 7.3. Class b vents should have a 1 inch clearance from atticinsulation. A 26 gage sheet metal shield is recommended toprovide the proper clearance. FGC 502.4. Maintenanceneeded

7.4. Bathroom vent fans are improperly venting into attic.Recommend extending fan exhaust to the exterior to preventdamage and/or deterioration from moisture and/orcondensation.

ElectricalPage 17 Item: 2 Panel Condition 2.2. This service panel is a Federal Pacific " Stab-Lok" panel.

The breakers in these types of panels have been known toexperience failure which can potentially result in a fire. Thecircuit breakers may fail to trip in response to an over-currentor a short circuit. Failure of a circuit breaker to trip can resultin a fire due to overheating of the wiring. Replacing thebreakers is not considered to be a reliable repair.Recommend this panel be inspected by a licensed andqualified electrical contractor prior to close. Replacement isusually recommended.


Page 35 of 36

Federal Pacific Panel

Page 18 Item: 3 Main PanelComments

3.2. Mismatched breakers noted in panel, these can void thewarranty of the panel and are generally not allowed. Have areview by a licensed electrical contractor for correction asneeded.

Mismatched breaker

KitchenPage 25 Item: 9 Appliance

conditions9.4. Exposed improper wiring observed at garbage disposal,shielded cable is recommend, exposed romex wiring is asafety concern, have an electrician make needed correctionsfor safe operation.

wiring should be in conduit

LaundryPage 26 Item: 2 Laundry Tub/Sink

Condition2.1. Sink is not attached to the floor or wall, loose sinks shouldbe properly secured for proper operation.


Page 36 of 36

Lose tub

Page 26 Item: 5 LaundryComments

5.1. Only an approved metal connector may be connect thedryer to the vent G2439.5.4, foil is not generally allowed.Correct as needed

Laundry vent is foil

BathroomPage 28 Item: 8 Tub/Whirlpool

Condition8.3. Inoperable at time of inspection. Would not stay on atswitch. Recommend review by a licensed plumber for repairas necessary.

8.4. Access panel is required at jetted tub, one was notlocated, Recommend asking sellers for location or adding oneso maintenance can be performed as needed. (UPC 414.1)

No access panel

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