captains row, alexandria, va 22308 - rusty laytonrustylayton.com/pdf/customreport.pdf · 5. heating...

Captains Row, Alexandria, VA 22308

Copyright Russell Layton Associates, Inc.

RUSSELL LAYTON ASSOCIATES, INC. HOME INSPECTION REPORT

Home Inspections by Rusty Layton American Society of Home Inspectors (ASHI) #392 International Association of Certified Home Inspectors (InterNACHI) #NACHI14022610 Virginia DPOR State Certified Home Inspector #3380000573 Phone and Text: 703-568-6600 Email: [email protected] Internet: www.rustylayton.com

GENERAL INFORMATION

Inspection Address: Captains Row, Alexandria, VA 22308

Client:

House Type: Single Family

House Age: 1965

Inspection Date: 3/4/2017

Inspection Fee:

Radon Test: N/A

Client Contact:

Agent:

Agent Contact:

Weather Conditions: Cold

Temperature: 35-40 degrees; Temperature is too cold to test the air conditioning

http://www.rustylayton.com/



THE HOME INSPECTION PURPOSE

The purpose of the home inspection is intended to provide you with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection. The home inspection and report are performed to and compliant with the American Society of Home Inspectors (ASHI) Standards of Practice and Code of Ethics. No other standards or requirements apply. ASHI Standards-of-Practice

EXCLUSIONS AND LIMITATIONS

The home inspection is a general inspection of the property and is not a technical evaluation of specific components as a contractor or other professional service offers. There is a significant difference between a home inspection service and a contracting service. Evaluation of components by contractors or other professional services may describe issues relative to the contracting perspective that the home inspector does not observe, are not within his perspective or the scope of the home inspection. A home inspector does not guarantee to find all defects or issues a house may have. Many components, such as windows or receptacles, a representative sampling is made. A home inspection is not represented as an engineering, architectural, code compliance, safety, environmental, contractor or technical evaluation. Post inspection issues do not diminish or negate the home inspection service provided or the fee paid for the service. A comprehensive list of limitations and exclusions are included in the report.

HOME INSPECTION CONTRACT AGREEMENT

For a fee of $495.00 payable at inspection, Russell Layton Associates Inc. (RLA Inc.) will sell and client will buy the RLA Inc. Basic Home Inspection. The RLA Inc. Basic Home Inspection consists of and is limited as set forth in the contract agreement included as part of the report and requires a client signature, initials and date. The parties agree that the liability of RLA Inc. for any claim that may arise out of this inspection is strictly limited to the inspection fee paid, which shall be the client’s sole and exclusive remedy against the company or its employees. If not signed and initialed by the client then RLA is absolved from any and all home inspection claims.

HOME INSPECTION REPORT TABLE OF CONTENTS (TOC)

1. INTRODUCTION

2. REPORT DEFINITIONS

3. ELECTRICAL

4. PLUMBING

5. HEATING and COOLING

6. FOUNDATION FRAMING

7. KITCHEN

8. LAUNDRY

9. INTERIOR

10. FIREPLACE AND CHIMNEY

11. BATHROOMS

12. ATTIC

13. EXTERIOR

14. ROOFING

15. GROUNDS/ATTACHMENTS

16. GRADING AND DRAINAGE

17. GARAGE

18. WOOD BORING INSECTS

19. HOUSEHOLD PESTS

20. UNPROFESSIONAL WORK

21. SUMMARY

22. INSPECTION PHOTOS

23. EXCLUSIONS ANDLIMITATIONS

24. INSPECTORQUALIFICATIONS

25. CONTRACT AGREEMENT

http://www.homeinspector.org/Standards-of-Practice



1. INTRODUCTION TOC

It was a pleasure working with you and Nicole to provide objective information regarding the condition of the systems and components of the home. The report should reflect our inspection time together and comply with the home inspection industry reporting requirements.

Inspecting and evaluating homes begins with determining the year of construction and establishing a perspective for the methods, materials and standards of practice then follows with determining what has been changed, altered, or modified since the home was built. These basic parameters allow for a better understanding of the home as it is at the time of the inspection. No authority requires bringing existing houses up to current building standard requirements when building standard requirements change.

After reviewing the report please let me know if I can answer any questions.

Rusty Layton, Home Inspector American Society of Home Inspectors (ASHI) #392 International Association of Certified Home Inspectors (InterNACHI) #NACHI14022610 Virginia DPOR State Certified Home Inspector #3380000573



2. HOME INSPECTION REPORT PARAMETERS AND DEFINITIONS TOC

Inspection Item: OK Definition of OK: Inspected in accordance with the ASHI home inspection standards of practice and in the home inspector’s opinion is reasonably performing its intended function or in reasonable condition for its age and is consistent with the standards of practice for its age and quality. Condition: 4 (OK)

Inspection Item: Repair Definition of Repair: Observed to be damaged, decayed, not functioning, and out of order or worn out requiring evaluation and repair from a qualified service contractor. Condition: s Alert; repair.

Inspection Item: Not Functioning Properly Definition of Not Functioning Properly: Requires further evaluation to determine repair needs and associated costs by a qualified service contractor. Condition: s Alert; not functioning properly.

Inspection Item: Update Maintenance Definition of Update Maintenance: Requires a protective maintenance task of some sort and to some degree to reduce the risk of more serious problems. Maintenance needs often require repair. Examples include exterior painting, wood decay, dirty filters, caulking and sealing. Condition: s Alert; update maintenance.

Inspection Item: End of Service Life Definition of End of Service Life: Because of its age and average service life, which vary, component should be taken into consideration as an improvement and replacement cost even if it is functioning properly. Condition: s Alert; end of service life.

Inspection Item: Improve Definition of Improve: Update to improve energy efficiency, function, reduce maintenance requirements, or reduce liability and safety risks. Condition: s Alert; improve.

Inspection Item: Marginal Definition of Marginal: The lower limit of acceptability, function, and barely exceeds minimal requirements; costs and expenses are expected at some point and to some degree. Condition: s Alert; marginal.

Inspection Item: Limited Inspection Definition of Limited Inspection: Unknown conditions and inspection limitations that would require use, an additional inspection, or a specialist, contractor, engineer or other building professional evaluation. Condition: s Alert; limited inspection.

Inspection Item: Further Evaluation Definition of Further Evaluation: Evaluation and inspection that is not provided by the home inspector that would require use, an additional inspection, or a specialist, contractor, engineer or other building professional evaluation. Condition: s Alert; further evaluation.

Inspection Item: Not Inspected Definition of Not Inspected: Not inspected, evaluated or tested for one reason or another. Examples include cold temperatures preventing AC testing, restricted access or other reason. Condition: s Alert; not inspected.

Inspection Item: Not Applicable (N/A) Definition of Not Applicable: Does not exist or inspection is not applicable. Component is in the report for your information that the component does not exist such as a sump pump or fireplace. Condition: s (N/A)



3. ELECTRICAL SYSTEM TOC

Note to client: The electrical inspection is a Limited Inspection since overcurrent protection devices cannot be tested, wiring is concealed, and personal belongings and storage restrict access. Each receptacle in high shock risk areas such bathrooms, exterior, garage and kitchen are tested to determine if Ground Fault Interrupter (GFI) protection exists and functions properly. It is beyond the scope of the inspection to evaluate circuit distribution or to test each receptacle, switch or light fixture; a representative sampling is evaluated.

Electric Service to House: Condition: 4 Location: Overhead Description: Voltage: 120V/240V Main Wire Type: Aluminum Main Wire to Service Panel Main Service Panel: Condition: s Alert; improve. Alert listed in summary. Location: Basement Sub-Electric Panel: N/A Description: Circuit Breakers Age: Original component MFD: Murray Main Electric Disconnect: Condition: 4 Description: Panel does not have a main breaker but has lighting main and no more than 6 breakers to cut off all electricity Main Service Panel Amperage Rating: Condition: 4 Description: 200 AMPS (1, 200 AMP Electric Panel) Predominant Branch Circuit (120V) Wiring Method: Condition: 4 Description: Copper 240 Volt Circuits: Condition: 4 Description: Dryer AC Cooktop Oven Receptacles: Condition: 4 Description: 3 Prong grounded receptacles Lighting Fixtures and Switches: Condition: 4 Description: Performing intended function Grounding System: Condition: 4 Description: Ground Wire to Metal Water Pipe Ground Fault Interrupters (GFI): Description: Ground fault circuit interrupter, or GFCI, is a safety device on electrical outlets to shut off electricity if the outlet becomes ungrounded, which would create an unsafe condition and could produce an electrical shock; recommended in all wet use areas. Locations: Kitchen only Arc Fault Circuit Interrupters (AFCI): Description: An Arc Fault Circuit Interrupter (AFCI) is a specific duplex receptacle or circuit breaker designed to help prevent fires by detecting an unintended electrical arc and disconnecting the power before the arc starts a fire. Locations: N/A

The inspector is NOT required to: Inspect remote control devices, test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices, low voltage wiring systems and components, ancillary wiring systems and components not a part of the primary electrical power distribution system, solar, geothermal, wind, and other renewable energy systems, measure amperage, voltage, and impedance, determine the age and type of smoke alarms and carbon monoxide alarms.



4. PLUMBING SYSTEM TOC

Note to client: Plumbing systems are limited inspections since internal water supply pipes, sewer lines and related components are not fully visible to the inspector. Some post inspection plumbing issues include leaks that are concealed or not observed, drains that do not function properly and code compliance issues not within the scope of the home inspection. Inspect each plumbing fixture prior to closing for leaks and issues as they may occur at any time after the inspection or not observed by the home inspector during the inspection.

Main Water Line: Condition: 4 Description: Copper Main Water Valve: Condition: 4 Location: Located next to the water heater Interior Water Lines: Condition: 4 Description: Copper Note to client: Shut off valves for faucets in winter: Located in the basement Interior Drain and Waste Lines: Condition: 4 Description: Material: Copper, Cast iron and added PVC Note to client: To reduce the risk of issues with a buried sewer line a camera scope inspection reduces those risks. Water Heater: Condition: 4 Description: Fuel: Natural Gas Size: 40 Gallon Components: Pressure and Temperature Relief Valve Does not have a thermal expansion tank Does not have a leak pan Approximate Age of Water Heater: Condition: 4 Description: MFD 2003 Water Heater Average Service Life is 12-16 years Gas Water Heater Vent: Condition: 4 Description: Metal flue to metal flue through house through roof Gas Lines: Condition: 4 Description: Black steel gas piping Gas shut off valve locations: Natural Gas Shut Off Valves at the Gas Meter and Each Gas Appliance

The inspector is NOT required to: Inspect interiors of vent systems, flues, and chimneys that are not readily accessible, wells, well pumps, and water storage related equipment, water conditioning systems, solar, geothermal, and other renewable energy water heating systems, manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems, septic and other sewage disposal systems or determine whether water supply and sewage disposal are public or private, water quality, the adequacy of combustion air components, measure water supply flow and pressure, and well water quantity. Gas exhaust systems are NOT evaluated for draft characteristics or tested for carbon monoxide. Gas distribution pipes are NOT tested for gas leaks.



5. HEATING AND COOLING SYSTEM TOC

Note to client: Heating and air conditioning systems and related components are limited inspections because there are concealed components, technical conditions, maintenance requirements, and home inspection limitations that require an HVAC contractor evaluation. Therefore, an HVAC contractor technical inspection is recommended to eliminate post inspection issues related to concealment, technical issues, warranties, servicing, cleaning, improvements, recalls and code compliance descriptions by HVAC contractors.

Heat Distribution: Condition: 4 Description: Forced Warm Air (FWA) Ductwork Carrier Heating Equipment: Condition: 4 Description: 80% Efficient Natural Gas Furnace; 110/90 KBTU Approximate Age of Heating Equipment: Condition: 4 Description: MFD 2003. Furnace Average Service Life is 20-25 Years Cooling Distribution: Condition: 4 Description: Shared with Heat Ducts Carrier Central Cooling Equipment: Condition: 4 Description: Split System; Exterior R-410a (Puron) Condensing Unit and Interior Coil; 3 Ton Approximate Age of Cooling Equipment: Condition: s Alert; not inspected (tested) because of cold temperatures. Alert listed in summary. Description: MFD 2011. AC Average Service Life is 15-20 Years AC Condensate Drain: Condition: 4 Description: Drains to Floor Drain Thermostat: Condition: 4 Description: Programmable thermostat Air Filter: Condition: s Alert; end of service life. Alert listed in summary. Description: Carrier HEPA electronic air filter over 30 years old Humidifier: Condition: 4 Description: Flow-Through (Flow-thru) Humidifier Heating Equipment Gas Vent: Condition: 4 Description: Metal flue to metal flue through house through roof

The inspector is NOT required to: Inspect interiors of vent systems, flues, and chimneys that are not readily accessible, heat exchangers, humidifiers and dehumidifiers, electric air cleaning and sanitizing devices, whole-house mechanical ventilation systems or determine heat supply adequacy and distribution balance, the adequacy of combustion air components, determine cooling supply adequacy and distribution balance, inspect cooling units that are not permanently installed or that are installed in windows. Gas exhaust systems are NOT evaluated for draft characteristics or tested for carbon monoxide.



6. FOUNDATION AND FRAMING TOC

Note to client: Foundation and framing inspections are limited inspections since most of the related components are concealed and the home inspector is not a professional engineer, does not provide engineering or architectural services or analysis and does not offer an opinion about the adequacy of any structural system or component.

Foundation: Condition: 4 Description: Concrete Foundation Floor Framing Structure: Condition: 4 Description: Wood Framed Floor Structure Exterior Wall Structure: Condition: 4 Description: Exterior Wall Structure is Wood Framed Basement: Condition: 4 Description: Basement is below grade except at the grade level walk out Basement walk-out: Condition: 4 Description: Rear grade level walk out Sump Pump: Condition: s Description: N/A Basement Windows: Condition: 4 Description: Original Basement Water Stains Observed: Description: Not observed Note to client: Observed or not, water stains on the foundation, slab, flooring, framing, and rust are typical which indicate past water leakage or intrusion of some sort and to some degree. Further evaluation beyond the scope of the home inspection is required to determine if there is current water seepage or leak problem in the basement. Crawlspace: Inspection Method: N/ADescription: N/A Crawlspace Insulation: Condition: s Description: N/A Crawlspace Vapor Barriers: Condition: s Description: N/A Crawlspace Ventilation: Condition: s Description: N/A

For the home purchaser’s assurance, the home inspector recommends inquiring about any knowledge of basement water intrusion to determine if further evaluation or corrective measures are necessary. The inspector is NOT aware of past water intrusion or predicts future water intrusion. The home inspector does NOT perform mold inspections and is NOT required to identify mold issues.



7. KITCHEN TOC

Note to client: Appliances are evaluated by using normal operating controls to activate the primary function of each appliance. GFCI protected receptacles are recommended in the kitchen for shock hazard protection if they do not exist. Kitchen vent fans can either be recirculating or ducted to the exterior.

Kitchen Ventilation: Condition: 4 Description: Recirculating microwave fanKitchen Sink: Condition: 4 Description: Stainless Steel Kitchen Cabinets: Condition: 4 Description: Solid Wood Kitchen Countertops: Condition: 4 Description: Granite Kitchen Receptacles: Condition: 4 Description: GFI Protected GFI Re-set Location: Kitchen Dishwasher: Condition: 4 Description: Has an anti-siphon loop Garbage disposer: Condition: 4 Description: 1/3 HP Has a wire connector clamp Refrigerator: Condition: 4 Description: Ice maker in freezer Ice Maker: Condition: 4 Description: Ice in tray Note to client: Ice Maker Shut-off valve Located behind the refrigerator Microwave: Condition: 4 Description: 120 Volt Cooktop: Condition: 4 Description: Electric Wall Ovens: Condition: 4 Description: Electric

The inspector is NOT required to inspect: Free-standing kitchen appliances, appliance thermostats including their calibration, adequacy of heating elements, self-cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance, operate, or confirm the operation of every control and feature of an inspected appliance.



8. LAUNDRY TOC

Note to client: A significant effort is made to determine the exit location and free flowing condition of a dryer vent. A rigid metal dryer vent duct, having a smooth interior surface is recommended but is often not the case. An automatic shut off system that protects against catastrophic water damage should a water inlet hose burst while the machine is not in use and unattended is recommended. Leak containment systems under washers are desirable. High quality washer hoses to help prevent burst hoses and property damage are recommended.

Laundry: Location: BasementLaundry Sink: Condition: 4 Description: Fiberglass Laundry Sink Washer: Condition: 4 Description: Stand alone washer. Washer hoses: Condition: 4 Description: Rubber Washer Drains to: Condition: s Alert; improve. Alert listed in summary. Description: Laundry Sink Washer leak pan: Condition: s Description: N/A Dryer: Condition: 4 Description: Electric dryer. Dryer Exhaust: Condition: 4 Description: Metal Dryer Vent Pipe

Washer and Dryer inspections are Limited Inspections and are evaluated by using normal operating controls to activate the primary function of each appliance. The inspector is not required to inspect clothes washing machine connections.



9. INTERIOR TOC

Note to client: To eliminate inspection report redundancy and superfluous information each living area is represented in the interior inspection and non-cosmetic issues observed will be described. A representative sampling of window operation and electric receptacle evaluation is performed. Furnishings and storage restrict access and observations so inspect the property after the owner has removed all personal belongings as concealed defects may exist.

Interior Walls and Ceilings: Condition: 4 Description: Gypsum Board and Wood Paneling in Basement Interior Water Stains Observed: Description: Not observed Note to client: Walls and ceilings are inspected for leaks and stains as a general inspection procedure but is not a guarantee that stains are observed or leaks are not present or have occurred in the past. The inspector is not required to determine if water stains are current leaks or to determine the source of the leak or stain. Water stains require further evaluation beyond the scope of the home inspection to determine if needs and issues exist. Interior Doors: Condition: 4 Description: Panel Windows: Condition: 4 Description: Double-Hung, Casement Andersen New Insulated Glass Alert: Screens are not in place. Alert listed in summary Latches Stuck Shut Interior Floor Coverings: Condition: 4 Description: Wood Carpet Ceramic Tile Interior Stairways: Condition: 4 Description: The most critical characteristic of stairs is that every step be the same. Interior Railings: Condition: 4 Description: Typically hand railings are required on stairs that have a total rise of three feet or more. Smoke Alarms: Condition: 4 Description: Present Carbon Monoxide Alarms: Condition: 4 Description: Present Fire Extinguishers: Condition: 4 Description: Present Ceiling Fans: Condition: 4 Description: Fans operated at inspection

The inspector is not required to inspect: Paint, wallpaper, and other finish treatments, floor coverings, window treatments, coatings and the hermetic seals between panes of window glass, central vacuum systems, or recreational facilities. The home inspector does NOT perform mold inspections and is NOT required to identify mold issues.



10. FIREPLACE AND CHIMNEY TOC

Note to client: All wood burning and gas fireplace and chimney systems and components are limited inspections since there are concealed components, unknown conditions, fires are not built, and home inspection limitations that require a qualified fireplace and chimney professional inspection to determine if needs and issues exist. Flue inspections using a camera scope is recommended.

Wood Burning Fireplaces: Condition: 4 Description: Masonry wood burning fireplaces. Location: Living Room and Basement Fireplace Damper: Condition: s Alert; LR damper has insulating panel. Alert listed in summary. Description: Metal damper above fireplaceGas Log Insert: Condition: s Alert; not inspected. Alert listed in summary. Description: Gas log insert in basement FP is not in operational condition at the time of the inspection Location: N/ANote to client: A qualified gas contractor is recommended to inspect gas logs or inserts. Chimney: Condition: 4 Description: Masonry Chimney Type: Side offset Flues: Two Flues Chimney Style Diagram: Description: Diagrams are representative of existing systems

The inspector is NOT required to: Inspect interiors of vent systems, flues, and chimneys that are not readily accessible, fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and fireplace surrounds, combustion air components and to determine their adequacy, heat distribution assists (gravity fed and fan assisted), fuel-burning fireplaces and appliances located outside the inspected structures, determine draft characteristics, move fireplace inserts and stoves or firebox contents. The inspector does NOT inspect wood stoves, wood stove inserts or pellet stoves.



11. BATHROOMS TOC

Note to client: To eliminate inspection report redundancy and superfluous information each bathroom is represented in the bathroom inspection and any issues observed will be described. Analysis and tests of the bathroom fixtures is limited to running water for a period of time through each fixture and toilets are flushed. Drainage and water flow are observed and evaluated. An effort is made to determine if there are leaks present to faucets, fixtures, and drains. It is not unusual to have past leak signs, stains or damage in and under bathrooms; further evaluation is required to determine if leaks are current or not.

Bathroom Locations: Basement BR Level Hall MBR

Bathroom Tub Faucets and Drains: Condition: s Alert; repair. Alert listed in summary. Description: Operated and inspected for leaks and clogs. Bathroom Stand Alone Shower Faucets and Drains: Condition: 4 Description: Operated and inspected for leaks and clogs. Bathroom Toilets: Condition: 4 Description: Each toilet flushed and inspected for flush, leaks and clogs. Bathroom Sink Faucets and Drains: Condition: 4 Description: Each sink faucet operated and each drain checked for leaks and clogs. Bathroom Receptacles: Condition: s Alert; improve. Alert listed in summary. Description: Not GFI Protected; recommended for shock hazard protection GFI Re-set Location: N/A Note to client: GFCI protected receptacles are recommended in each bath for shock hazard protection. Bathroom Floor Coverings: Condition: 4 Description: Ceramic Tile Ceramic Tile Vinyl Sheet Bathroom Wall Tile: Condition: 4 Description: Tile is Set in Cement (Older technique) Bathroom Countertops: Condition: 4 Description: Solid Surface Bathroom Cabinets: Condition: 4 Description: Good condition. Bathroom Ventilation: Condition: s Alert; improve. Alert listed in summary. Description: Windows and Fans. Bathroom Caulk and Grout: Condition: 4 Description: Good condition. Note to client: It is necessary to maintain caulking and grouting at tubs, showers and floors at all times to prevent leaks. Bathroom Heat Source: Condition: 4 Description: Present

The inspector is NOT required to: Measure water supply flows, pressure, water quantity, fill shower pans or fixtures to test for leaks. Vacant houses are especially prone to plumbing problems; concealed leaks or leaks that will occur from use following occupancy are unknown. For your protection it is recommended that you inspect each plumbing fixture prior to close of escrow for leaks and issues as they may occur at any time after the inspection or not observed by the home inspector at the inspection.



12. ATTIC TOC

Note to client: Attic inspections are Limited Inspections. An effort is made to determine if the roof or flashing is leaking. Water stains in the attic are common and may or may not indicate current roof or flashing leaks requiring repairs; further evaluation is required. All roofing components require regular maintenance.

Attic Inspection Method: Walking attic space. Attic Access: Condition: 4 Description: Pull down stairway Attic Framing: Condition: 4 Description: Wood Rafter Framing Sheathing: Condition: 4 Description: Wood Boards Insulation: Condition: s Alert; improve. Alert listed in summary. Description: Loose Fill Ventilation: Condition: 4 Description: Gable Vents Ridge Vents Attic Fan Attic Fan: Condition: s Alert; further evaluation. Fan operates from thermostat in warm weather; operation not confirmed at inspection Description: Attic Fan Through Roof with Attic Thermostat Not Operating During Inspection Absence of Insulation: Condition: s Description: Not Observed Vapor Barriers: Condition: s Description: Not Observed Evidence of Pests: Condition: s Description: Not Observed Fire Separation Walls: Condition: s Description: N/A Water Stains Observed: Description: Not observed Note to client: The attic space is inspected for roof leaks. After a certain age, stains are common. However, observed or not, there is not a guarantee that stains are observed or leaks are present or have occurred in the past. The inspector is not required to determine if water stains are current leaks or to determine the source of the leak or stain. Water stains require further evaluation beyond the scope of the home inspection to determine if needs and issues exist.

The inspector is NOT required to: Offer an opinion about the adequacy of structural systems and components, traverse attic load-bearing components that are concealed by insulation or by other materials, disturb insulation. The home inspector is NOT required to determine if water stains are current leaks or not. The home inspector does NOT perform mold inspections and is NOT required to identify mold issues.



13. EXTERIOR TOC

Note to client: It is imperative to maintain caulking to prevent water intrusion and painting to protect wood surfaces. The inspector will not list each and every area that requires caulking or paint; if one or more areas need caulk and paint then by extension all areas require further evaluation for similar needs and issues. Exterior lighting and receptacle inspection are limited to those attached to the house. All electrical components beyond the house, buried, in yard, to sheds, landscape lighting, deck lighting and detached garage electricity are excluded from the home inspection.

Exterior Wall Coverings: Condition: 4 Description: Brick Vinyl Siding Exterior Eaves: Condition: 4 Description: Edges of the roof which overhang the face of a wall. Exterior Fascia: Condition: 4 Description: Board which caps the end of rafters to hold the rain gutter. Exterior Soffits: Condition: 4 Description: Enclosed Soffits Finished surface below the fascia and rafters. Exterior Trim: Condition: 4 Description: Standard wood trim Boarders and ornamentation at doors, windows, corners. Exterior Protection and Painting: Condition: 4 Description: Good condition. Exterior Sealants and Caulking: Condition: 4 Description: Good condition. Exterior Doors: Condition: 4 Description: Entry Basement Deck Exterior Light Fixtures: Condition: 4 Description: Locations at Exist Doors and Post Lamp Exterior Receptacles: Condition: s Alert; improve. Alert listed in summary. Description: Not GFI Protected; recommended for shock hazard protection GFI Re-set Location: N/A Note to client: GFCI protected receptacles are recommended if they do not exist for shock hazard protection. Faucets: Condition: s Alert; improve. Alert listed in summary. Description: Two Exterior Faucets. Note to client: Faucets that are turned off or winterized are not evaluated and interior water shut off valves are not operated.

The inspector is NOT required to inspect: Sheds, outbuildings, screening, shutters, awnings, similar seasonal accessories, spas, pools, landscape lighting, irrigation systems or buried components of drainage systems.



14. ROOF AND FLASHING TOC

Note to client: Roof covering and flashing inspections are limited inspections and an effort is made to evaluate the roof for issues requiring repair and to determine the approximate age of the roof covering. Ask the owner for roofing documentation for installation, age, maintenance and warranty details. The age estimate in the inspection report is an approximation as well as the average service life. All roofing components require regular inspection and maintenance. To reduce risks of roofing component issues a roofing professional inspection is recommended.

Roof Inspection Method: Ground Level and Ladder Note to client: The home inspector is not required to walk on the roof or to jeopardize his safety to inspect the roof. Roof Type: Condition: 4 Description: Gable Flat roof on front porch and garage Roof Coverings: Condition: 4 Description: Architectural Shingle TPO membrane on front porch and garage roofs Approximate Age of Roof Covering: Condition: 4 Description: 5-10 years old. Average service life is 30-35 years. Flashings: Condition: 4 Description: Aluminum Flashings Penetrations: Condition: 4 Description: Includes vent pipe collars, flues and vent caps. Skylights: Condition: s Description: N/A Gutters and Spouts: Condition: 4 Description: Aluminum with gutter guards

Inspector is NOT required to inspect: antennae, interiors of vent systems, flues, and chimneys that are not readily accessible or other installed accessories such as satellite dishes.



15. GROUNDS AND ATTACHMENTS TOC

Note to client: The most critical characteristic of steps and stoops is that every step be the same; recommendations call for unit runs to be not less than 10 inches and unit rises not more than 7¾ inches. Grip rails on stairways and 4 inch gaps between railings are recommended.

Entry Walk: Condition: 4 Description: Concrete Entry Steps: Condition: 4 Description: Concrete Entry Stoop: Condition: 4 Description: Concrete Entry Railings: Condition: 4 Description: Iron Porch: Condition: 4 Description: Roof over the front door Deck: Condition: 4 Alert; improve. Alert listed in summary. Description: Not compliant with modern safety requirements Note to client: Exterior deck inspections are limited inspections. Unless a deck is brand new, permitted and documented it does not comply with current construction requirements or standards. The condition of the deck components is evaluated but the construction techniques and structural integrity requires a contractor or engineering inspection beyond the scope of the home inspection. Driveway: Condition: s Description: Concrete Patio: Condition: 4 Description: Concrete Retaining Walls: Condition: 4 Description: At driveway Vegetation: Condition: 4 Description: Not adversely affecting the house.

The inspector is NOT required to inspect: Sheds, fences, boundary walls, similar structures, geological conditions, soil conditions, recreational facilities, outbuildings, and erosion control and earth stabilization measures.



16. GRADING AND DRAINAGE TOC

Note to client: Adequate grading and drainage is imperative to insure water falls away from the foundation and window wells to help prevent water intrusion into basements and crawlspaces. As much effort should be made as feasible to ensure positive drainage away from a structure’s foundation. Water should be diverted away from the foundation, sidewalks and entryways with downspouts and correctly sloped landscaping. Maintaining drainage systems is essential to reduce the risks of water intrusion.

Surface Drainage: Condition: 4 Description: Surface drainage is the diversion or orderly removal of excess water from the surface of land by means of improved natural channels or constructed drains. Grading: Condition: 4 Description: The grading fill should be properly compacted and graded to slope away from the house, with the objective of achieving at least a 5 percent slope for a minimum of 10 feet (making the ground 6 inches lower than the ground surface at the house). This may not always be feasible, depending on the existing grading and characteristics of the existing structure, side yards, and vegetation. Window Wells: Condition: s Description: N/A

Grading and drainage are Limited inspections. The inspector rarely witnesses the actual drainage of rain water at the time of the inspection. An effort is made to determine if significant deficiencies exist.

17. GARAGE TOC

Note to client: Automatic garage door openers are safety hazards and require annual service to ensure safe and proper operation. It is recommended for safety and operational assurances that an automatic door opener system be evaluated by a service professional.

Garage: Condition: 4 Description: Detached Two Car, Single Door Garage Car Door: Condition: 4 Description: Metal garage door. Automatic Garage Door Opener Safety: Condition: 4 Description: Safety reverse has an infrared (IR) sensor Garage Receptacles: Condition: s Alert; improve. Alert listed in summary. Description: Not GFI Protected; recommended for shock hazard protection GFI Re-set Location: N/A Note to client: GFCI protected receptacles in the garage are recommended for shock hazard protection. Garage Slab: Condition: 4 Description: Concrete Garage Entry Door: Condition: 4 Description: Door to house



18. COMMON WOOD BORING INSECTS TOC

The home inspector recommends that a separate wood boring insect and pest inspection be performed. Termite and other wood boring insect inspections are excluded from the home inspection but when visible evidence is observed during the course of the home inspection the home inspector can record it here for your information.

Observation: s Not Observed.

19. COMMON HOUSEHOLD PESTS TOC

Vermin and pest issues are excluded from the home inspection but when visible evidence exists during the course of the home inspection the home inspector can record it here for your information. Pest issues are common in basements and attics such as ants, insects, squirrels, birds, bats and mice. A separate pest inspection is recommended since pest inspections are not within the scope of the home inspection.


20. LOW QUALITY AND UNPROFESSIONAL WORK TOC

Expect problems of some sort from unpermitted, uninspected, unprofessional and low quality work and improvements. The home inspector does not perform a code inspection and the home inspection is not a code compliance inspection. Building permit evaluation is beyond the scope of the home inspection. However, during the course of the home inspection the home inspector can record observations of low quality and unprofessional work for further evaluation.




21. SUMMARY TOC

The summary is not the entire report. The purpose of the summary is to list the alerts in the inspector’s opinion that are the most important for your consideration in purchasing the home. The entire report may include additional information of concern. The home inspector is not required to determine methods, materials, or costs of corrections. Obtain accurate repair costs from qualified contractors. Additional deficiencies or contractor opinions during the course of contractor evaluation or repairs that were not within the scope, purpose and limitations of the home inspection, not observed, or concealed may have a significant impact on costs. No authority requires existing houses updated to current building requirements when those requirements change. All houses can be improved. Repair and maintenance needs seldom affect the process of purchasing a home or its habitability. Those observed are identified for your reference. Expect to find others after you occupy the property.

1. Each BR level bath fan is venting into the attic space. To eliminate moisture issues from the bathrooms ventinginto the attic space an HVAC contractor installs an exterior vent system for each bath fan so that they exhaustoutside of the attic space.

Example of a bath vent fan that vents through the roof.



2. The kitchen microwave exhaust fan vents into the attic. To eliminate fire risks from grease and other relatedissues an HVAC contractor installs a vent system that exhausts through the roof and outside of the attic space.

Example of a roof vent system for a kitchen exhaust fan.



3. The rear decking railing system is noncompliant with modern safety requirements. To reduce liability andreduce personal injury risks a qualified deck contractor updates or rebuilds the decking system to modernsafety standards.

Pictured is a modern railing system; there are various options that are compliant. For a modern standard requirement for decking in Fairfax County download the deck construction PDF at: http://www.fairfaxcounty.gov/dpwes/publications/decks/details.pdf

http://www.fairfaxcounty.gov/dpwes/publications/decks/details.pdf



4. The front and rear exterior water faucets were not turned off or drained for the winter. There are interior shutoff valves for each; one is behind the washer wall access panel and one is in the ceiling above the ceilingpanels in the laundry. The inspector tried to turn off the rear faucet but the handle was stuck and would notturn. To eliminate issues with frozen water pipes because of non-functional interior shut off valves theinspector recommends that a plumbing contractor replaces each of the interior shut off valves with modernlevel valves and to replace each exterior hose bibb with a modern back flow preventer valve.

Pictures of an interior lever valve and back siphon preventing exterior hose bibb.



5. The original Murray main electric panel does not display any adverse conditions but for safety improvementsand to eliminate issues with a service panel over 50 years old replacement is recommended.

A new electric panel will have a main breaker, additional grounding and modern technology for overcurrent protection. An electrician can add Arc Fault Circuit Interrupters to the bedrooms to reduce risks of fires and comply with modern safety standards.

6. To reduce risks of personal injury close off the access to the roof over the garage since the railings are notsafety compliant and the TPO roof surface is not designed for foot traffic or furniture.



7. The HVAC system has a Carrier electronic air filter system that is over 30 years old. The unit requiresmaintenance and servicing to function properly. May owners remove the electronic parts and insert a pleatedmedia filter. An HVAC contractor can remove the filter and replace the assembly with a media filter access.

Example of a media filter instead of an electronic air filter.



8. The basement bath tub center diverter faucet does not turn and the shower will not engage. A plumbingcontractor repairs stuck or broken diverter valves so that it functions properly allowing for showerengagement.

9. Each bath has an electric receptacle but none are ground fault protected (GFI) for shock hazard protection inthe wet use area required by modern safety standards. An electrician installs GFI protection to each bathreceptacle for shock hazard protection and current safety requirement compliance.

An example of a GFI receptacle with a switch to fit the existing switched system.



10. There is a gas log insert in the basement fireplace that was not in working condition at the time of theinspection and the home inspector is not required to start-up gas logs that are turned off. A qualified gascontractor inspects the gas log insert to determine if there are needs or issues that require correction for safeoperation of the gas log insert.

11. It is not desirable to drain the washer water into the laundry sink but there isn’t a problem if it does. Aplumbing contractor can install a separate drain pipe for the washer to eliminate this condition.

Example of a stand pipe for the washer drain.



12. The laundry sink cold water faucet drips when the valve is turned on and the spout leaks at the faucetassembly connections. To eliminate the leaks a plumbing contractor replaces the laundry tub faucet assembly.

Photo of new laundry sink faucet assembly.

13. To ensure that each window has a screen without issues install the window screens before settlement.



14. The living room fireplace damper and flue is blocked off by an insulated panel. Remove the panel before useand to inspect the flue before use.

15. The exterior receptacle on the rear is not GFI protected which is required by modern safety standards. Anelectrician installs GFI protection to the exterior receptacle for shock hazard protection.

Example of an exterior GFI receptacle with a weatherproof cover.



16. The insulation in the attic is not compliant with modern insulation standards for R-value recommendations. Toimprove the attic insulation to current standards of coverage consult with an insulation contractor formethods, materials and costs.

17. The receptacles in the garage are not GFI protected. An electrician installs GFI receptacles for shock hazardprotection in the garage.

18. The temperature was too cold for the inspector to test the air conditioner. Test the AC before settlement todetermine if it is functioning. An HVAC contractor service check is recommended to eliminate post inspectionproblems with an AC system requiring maintenance or servicing to function properly.

End summary



Rear interior shut off valve for exterior spigot located behind the washer wall panel. Front shut off located above the water heater ceiling panels.

Main Water shut off valve next to water heater.

Electric panel located in family room in front corner.

Thermostat in hall GFI Reset in Kitchen



19. HOME INSPECTION PHOTOS TOC



20. HOME INSPECTION EXCLUSIONS AND LIMITATIONS TOC A. The following are excluded from the home inspection and require additional evaluation or professional services not provided by the home inspector: Air Quality; Asbestos; Building Code Compliance; Buried Drain Pipes, Sewer Pipes, Water Pipes, Gas Pipes, Wires; Carbon Monoxide; Central Vacuums; Chimney Flues; Condominium common elements; Communications, Audio, and Video Systems and Wiring; Cosmetic issues and quality of installation or choices of components not affecting safety or habitability; Destructive probing; Electronic Air Filters; Engineering and Structural Analysis; Environmental Conditions; Exterior Barbeque and Grills; Exterior Insulation Finishing System (EIFS); Fire Separation Walls; Fire Suppression Systems; Gaining access where sealed off or where property damage will occur; Geological Conditions; Humidifiers and Dehumidifiers; Intercom Systems; Irrigation Systems; Landscaping and Trees; Lead; Lifting Carpet or Rugs; Moving Personal Property; Low Crawlspaces; Mold and Mildew; Natural Gas Leaks requiring Meter or Equipment; Oil Tanks or Oil Leaks; Pest Inspection; Prediction of any component or system performance or replacement time; Radon; Recalls; Security Systems; Septic and Private Waste Disposal Systems; Sheds and Outbuildings; Solar Systems; Sump Pump System Operation or Performance; Swimming Pools, Spas and Hot Tubs; Technical testing or analysis requiring meters, gauges or technical training; Underground Conditions; Use of Ladder over 12 feet; Utility Company Meters, Wires and Gas Pipes; Walking on Roofs; Water Quality; Water Treatment Equipment; Wear and Tear; Well Systems; Wood Boring Insects; Yard and Lot Drainage; Yard and Lot Drainage Pipes and Systems

B. The general home inspection will assist you in evaluating the condition of the home and its immediate surrounding areas. While the inspection can help to reduce some of the risk involved in purchasing the property, it cannot eliminate all risks, nor can the home inspection anticipate future events or changes in performance of the home due to changes in use or occupancy. We recommend that you obtain information that is available about the property and the home, including any seller’s disclosures, previous inspection reports, engineering reports, building or remodeling permits, and reports performed for or by municipal inspection departments, lenders, relocation companies, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at the Property.

C. The home inspection is conducted in accordance with the standards of practice of the American Society of Home Inspectors (ASHI); no other standards apply. The home inspection does not pass or fail the home but seeks to identify and accurately report on visible issues that affect the construction, general maintenance, and overall safety of the home and its surrounding areas.

D. The home inspection is an impartial evaluation of the home and its permanently installed, readily accessible systems and components. The inspection is not an exhaustive evaluation of the structure, systems or components. The inspector is not required to disassemble equipment, dismantle items, move furnishings, stored items, lift floor coverings, open wall coverings, or disturb items belonging to the occupant. The home inspector does not make light of the limitations and exclusions inherent with an inspection. If you are uncomfortable with the limitations and exclusions listed in the home inspection report and contract agreement you should make arrangements to have comprehensive and technically exhaustive inspection services performed at the home prior to closing.

E. While the home inspection evaluation may address issues that are code based or may refer to a particular code, the home inspection is not a code compliance inspection or code safety inspection, and does not verify compliance with manufacturer’s installation instructions for any system or component. The home inspector is not authorized to regulate or enforce code compliance and must operate under the reasonable presumption that all code requirements for the home were satisfied at the time a certificate of occupancy was issued and at the completion of any improvement. You should contact the appropriate government body or manufacturer for information related to construction, addition or remodeling permits, energy efficiency ratings, or other issues relating to code compliance.

F. The home inspector evaluates the visible and apparent condition of the systems and components of the home as they existed on the date of the inspection. The home inspector is not required to evaluate items that are concealed, underground, or inaccessible; the home may have issues that were not discovered or recognized as issues. Conditions at the home can change between the time of the inspection and the time that title to the property changes hands. It is the home purchaser’s responsibility to inspect or have a professional inspection of the property at the time of walkthrough before settlement to determine if needs and issues exist or if repairs from the initial home inspection were made.

G. The home inspection company and its employees are not attorneys and are not responsible to note all possible recalled items or know all possible class action lawsuits for components in the home or within a specific area. If the home inspector is familiar with a specific issue or if an issue is disclosed it may be noted in the inspection report but is not a comprehensive list.

H. The home inspection does not specifically address or evaluate each and every system or component in the home; numerous and repetitive items such as windows, electrical outlets and light fixtures were randomly selected and a representative number were checked for functionality.

I. Subsequent inspections or evaluations performed by other parties may yield different, and in some cases contradictory, evaluations. There can be several reasons for discrepancies in evaluations, not the least of which are differences in the purpose and scope of each inspection or evaluation or financial interests in recommendations. The home inspection is a fee based service. It is not commissioned based or benefits fromfees, services, improvements or repairs as all contractors do. In addition to differences in reporting standards, findings are always influenced by the background, training, and subjective opinions and experiences of the individuals performing an inspection or evaluation.



21. HOME INSPECTOR QUALIFICATIONS TOC

Russell Layton, Professional Home Inspector

American Society of Home Inspectors (ASHI) Certified Home Inspector Member #392 International Association of Certified Home Inspectors (InterNACHI) Member #NACHI14022610 Virginia State Certified Home Inspector License Number: 3380000573

Professional Home Inspection Employment and Experience

HVAC Mechanic General Heating, Capital Heights, MD Project Coordinator Parkfairfax Condo Conversion, Majestic Builders, Alexandria, VA Construction Supervisor Washington Homes, Burke, VA Construction Supervisor Globe Construction Corporation, Burke, VA Construction Loan Inspector Real Estate Appraisal Services, Gaithersburg MD Home Inspector HomeChek Inspection Services, Falls Church VA Home Inspector Business Owner Russell Layton Associates, Alexandria, VA

Professional Home Inspection Affiliations and Certifications

Certified Member American Society of Home Inspectors (ASHI) Certified Member International Society of Home Inspectors (InterNACHI) Certified Home Inspector Commonwealth of Virginia License Number: 3380000573

Professional Home Inspection Accomplishments

First Professional Home inspection Performed in 1981 National Home Inspectors Exam and ASHI Standards of Practice Exam in 1981 American Society of Home Inspectors Annual CEU Requirements Since 1981 Over 20,000 Home Inspections Performed Continuously Since 1981 Recognized 30 Year Member of the American Society of Home Inspectors Home Inspection Business Owner Since 1995 National Home Inspectors Exam 2014

College

University of Maryland, College Park, MD Bachelor of Arts Degree 1977



22. RUSSELL LAYTON ASSOCIATES, INC. HOME INSPECTION CONTRACT AGREEMENT TOC

Client:

Inspection Address: Captains Row, Alexandria, VA 22308

For a fee of $ payable at inspection, Russell Layton Associates Inc. (RLA Inc.) will sell and client will buy the RLA Inc. Basic Home Inspection. The RLA Inc. Basic Home Inspection consists of and is limited as set forth below:

1. SCOPE OF INSPECTIONThe inspection is to provide a limited report on the general condition of the property identified above, to provideuseful knowledge to client about the property, and to identify components that are in immediate need of majorrepair. Major repair means conditions that would cost more than $2,000.00 to repair and materially affect thehabitability of the house. The inspection is to be conducted in a manner generally consistent with home inspectionindustry standards, particularly those of the American Society of Home Inspectors, which are incorporated hereinby reference. (Copies of the ASHI Standards of Practice are available from your inspector). The inspection is limitedto the condition of the property at the time of the inspection. Latent conditions, conditions that require time tomanifest themselves or prolonged observation to detect, and failure of components occurring after the inspectionis beyond the scope of this inspection. This is a visual inspection of readily accessible areas.2. EXCLUDED FROM INSPECTIONThe following are excluded from the home inspection and require additional evaluation or professional servicesnot provided by the home inspector: Air Quality; Asbestos; Building Code Compliance; Buried Drain Pipes, SewerPipes, Water Pipes, Gas Pipes, Wires; Carbon Monoxide; Central Vacuums; Chimney Flues; Condominium commonelements; Communications, Audio, and Video Systems and Wiring; Cosmetic issues and quality of installation orchoices of components not affecting safety or habitability; Destructive probing; Electronic Air Filters; Engineeringand Structural Analysis; Environmental Conditions; Exterior Barbeque and Grills; Exterior Insulation FinishingSystem (EIFS); Fire Separation Walls; Fire Suppression Systems; Gaining access where sealed off or where propertydamage will occur; Geological Conditions; Humidifiers and Dehumidifiers; Intercom Systems; Irrigation Systems;Landscaping and Trees; Lead; Lifting Carpet or Rugs; Moving Personal Property; Low Crawlspaces; Mold andMildew; Natural Gas Leaks requiring Meter or Equipment; Oil Tanks or Oil Leaks; Pest Inspection; Prediction of anycomponent or system performance or replacement time; Radon; Recalls; Security Systems; Septic and PrivateWaste Disposal Systems; Sheds and Outbuildings; Solar Systems; Sump Pump System Operation or Performance;Swimming Pools, Spas and Hot Tubs; Technical testing or analysis requiring meters, gauges or technical training;Underground Conditions; Use of Ladder over 12 feet; Utility Company Meters, Wires and Gas Pipes; Walking onRoofs; Water Quality; Water Treatment Equipment; Wear and Tear; Well Systems; Wood Boring Insects; Yard andLot Drainage; Yard and Lot Drainage Pipes and Systems.3. CONDITIONS OF WORKNo technical testing of components or equipment is included in this inspection. The inspector will not dismantleequipment (except for readily openable access panels not screwed or painted shut) and will operate equipmentonly by normal homeowner controls; equipment that is shut down will not be operated. Inspector may state age orremaining life expectancies of certain components, or cost to repair certain components, these are estimates only.They are provided for client convenience only. If exact figures are need for negotiating or decision making, thenclient should contact contractors for bids.4. SOLE AND EXCLUSIVE USEThis report is prepared for the sole and exclusive use of the client named above. RLA Inc. assumes no liability toany third parties in connection with the inspection or the report. The report is nontransferable.5. LIMITED INSPECTIONThis is a limited inspection of the property. Limitations on access, lighting and time, as well a possible concealment,camouflage, distraction or severe weather, make full exercise of the inspector’s skills impossible. A strongprobability exists that one or more defects, even visible and detectable ones, may be overlooked or inadequatelyanalyzed. RLA Inc. assumes no liability for any overlooked or unreported repair needs.



6. STANDARD OF CARE- THIS IS NOT A COMPLETE INSPECTION The RLA Inc. Basic Home Inspection is not a complete inspection. Hence, the standard of care applicable to this inspection shall not be construed to include reporting of any and all property defects, even ones seemingly obvious later. Therefore, inspector oversights or unreported problems shall not be considered professional negligence. (If you desire a complete inspection, you may choose the RLA Inc. Ultrasure Complete Home Inspection described below). Because the limits on the Basic Home Inspection are substantial, its value is in the collective findings, advice, and observations about the property supplied in the report. However, it is not represented as a full and complete disclosure of the property’s condition. 7. CLIENT RECOURSE-NOTE TIME LIMIT RLA Inc. hopes that you are satisfied with your inspector’s performance of the inspection. If you are unsatisfied in any way, simply notify RLA Inc. within 24 hours of the inspection and promptly return all copies of the report. You will receive a full refund of your inspection fee promptly. This is your sole and exclusive recourse, and it is given in lieu of any other recourse of any kind. 8. LIMIT ON LIABILITY; ATTORNEY FEES The parties agree that the liability of RLA Inc. for any claim that may arise out of this inspection is strictly limited to the inspection fee paid, which shall be the client’s sole and exclusive remedy against the company or its employees. In the event that client brings suit against RLA Inc. or its employees and fails to prevail, client hereby agrees to bear all reasonable attorney fees and costs incurred by RLA Inc. or its employees in defending client’s claim or lawsuit. 9. POST-INSPECTION PROBLEMS Should any claim for damages arise, client agrees to promptly notify RLA Inc. in writing of the specifics of the complaint. Further, client agrees not to disturb or begin repairs of any component(s) related to the complaint (except in emergency, or to prevent personal injury or serious damage to the property) until RLA Inc. has had reasonable opportunity to examine the component(s). Client agrees to hold harmless RLA Inc. from any claims relating to conditions that are altered or repaired without the required notice and opportunity for inspection. However, inclusion of this provision does not enlarge or expand the limit on liability in the preceding section. I (we) have read the above contract, understand its terms, and agree to be bound by them. Client Signature Date: If NOT signed and dated by the client, then RLA is absolved from any and all home inspection claims.

Russell Layton, Inspector for RLA: Date: 3/4/2017 Commonwealth of Virginia Certified Home Inspector License Number: 3380000573 10. NOTICE: ULTRASURE COMPLETE HOME INSPECTION OFFER The Russell Layton Associates Inc. Basic Home Inspection is a limited inspection, with significant limits on our liability. We also offer the RLA Inc. Ultrasure Complete Home Inspection. Unlike the Basic Home Inspection, the Ultrasure Inspection guarantees to detect and report all major defects in a home. The Ultrasure inspection costs $1,500.00 for homes up to $325,000, or 0.5% of the price for higher priced homes. If you want the Ultrasure Inspection, let your inspector know now. It can be started during your current appointment and then be completed on another day or days, to be arranged. I (we) have read the above notice and understand it. I do not want to purchase the RLA Inc. Ultrasure Inspection; I accept and agree to the substantial performance and liability limits of the Basic Home Inspection, as set forth in our contract above. Client initials here to Decline the Ultrasure Inspection: If NOT initialed by the client, then RLA is absolved from any and all home inspection claims.



POST-INSPECTION ISSUES

The purpose of the home inspection is intended to provide you with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection. The home inspection is a general inspection of the property and is not a technical evaluation of specific components as a contractor or professional service offers. There can be a significant difference from a home inspector opinion and a contractor opinion. Evaluation of components by contractors or professional services may reveal issues that are not within the scope of the home inspection or the home inspector does not observe. The home inspector does not guarantee to observe or report all issues a house may have even those that may be categorized as obvious.

The home inspection is a visual inspection and its principal value is in the dialog between you and the inspector to establish a reasonable perspective of the property condition. A home inspection is not represented as an engineering, architectural, code or contractor technical evaluation of specific components. The home inspector follows a defined scope of home inspection standards and offers opinions to you based on experience, education, professional society membership, certification requirements and standards of practice for the home inspection industry.

Rusty Layton is well qualified to offer you a professional opinion; he has been a home inspector for over 30 years, has performed over 25,000 home inspections, and has been a member of the American Society of Home Inspectors (ASHI) since 1981, a member of the International Association of Certified Home Inspectors (InterNACHI) and DPOR Certified by the Commonwealth of Virginia. We hope that you had the opportunity to attend the home inspection with Mr. Layton since the visual and verbal communication during the inspection process allows you to understand the inspection parameters, including limitations.

If you did not attend the inspection and did not have a personal dialog at the inspection with the inspector, this report is all that you have of the home inspection experience and is therefore limited and can be a significant reason for post inspection issues. It is impossible to convey the entirety of the inspection purpose without personal experience and dialog with the inspector at the property during the inspection within a report even though the report is an essential part of the home inspection.

The expectation is that you are satisfied with your home inspection but it is a possibility that you will experience some sort of post inspection problem after you move in. It is not possible for the home inspector to find all issues and deficiencies a house may have in a limited period of time. Most post inspection problems stem from a contractor telling you that the inspector should have caught something and is therefore responsible. The home inspection is a general inspection of the entire property and is not to be confused with a specialty contractor inspection of a single system or component nor is it a code compliance inspection of any sort. A contractor opinion of a component within his standards of practice, usually quoting current code requirements and the home inspector opinion, within a defined set of standards, can be similar or vary greatly.

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