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Inspection Address: 555 Sample Dr., Shoreview, MN 55126Inspection Date / Time: 1-5-2011, 9:15 AM

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CONFIDENTIAL HOME INSPECTION REPORT

Property Inspected: 555 Sample Dr., Shoreview, MN 55126Prepared for: Sample

Inspection Date: 1-5-2011, 9:15 AMReport Number: 5123A

Inspected by: Tim Walz, 651-276-9918, [email protected]

SuburbanHomeInspections, Inc.- St Paul / Mpls -

www.homeinvestigator.com

Inspection Address: 555 Sample Dr., Shoreview, MN 55126Report: 5123A Inspection Date / Time: 1-5-2011, 9:15 AM

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The Limitations of Your Inspection:

Your inspection and report are based upon the conditions that existed at the time of the inspection. Theinspection covers the listed items in the report for function and safety; not for code compliance. Yourinspection is not intended to reflect the value of the property, nor make any representation as to theadvisability or inadvisability of purchase. Repair estimates may have been discussed during thewalkthrough portion of your inspection, but if provided, they should be considered approximations at bestand must be confirmed by quotes from qualified contractors.

All homes have some defects and it is our goal to identify as many of these as is possible during theinspection period. However, the inspection is not intended to be technically exhaustive and therefore,cannot guarantee that every defect was discovered. This is due primarily to time constraints, but also toweather conditions, and inaccessible / concealed areas. There is no destructive analysis, or technicaltesting performed during the evaluation.

A complete list of items that are and are not inspected is available at our website - The NAHI Standards ofPractice. Some of these limitations include the following:

No tests are performed to determine the presence of airborne particles such as asbestos or noxious gases(i.e. formaldehyde, molds, mildews, toxic / carcinogenic / malodorous substances) or other conditions of airquality that may be present. No test for lead products is performed. No representations as to the existenceof abandoned well(s), septic system(s), or underground fuel storage tank(s) are made. Hazardous wastesare not part of the inspection. The quality of drinking water is not a part of this inspection. No tests areperformed to determine the presence or absence of rodents and insect pests. All cosmetic conditions, suchas carpeting, vinyl floors, wallpapering and painting are also excluded.

If your inspector believes that specific items warrant further investigation, he will direct you to theappropriate specialist. As a prudent home buyer, you should consider requesting further evaluation bylicensed specialists of all issues that you are not comfortable with, regardless of your inspector's opinions.


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HOME INSPECTION REPORT SUMMARYSuggested Repairs / Improvements

Inspection Address: 555 Sample Dr., Shoreview, MN 55126Inspection Date: 1-5-2011

Report #: 5123A

Client: SampleBuyer's Agent: Sample

Inspected By: Tim Walz, 651-276-9918, [email protected]

SuburbanHomeInspections, Inc.- St Paul / Mpls -

www.homeinvestigator.com

This summary report is intended to provide a convenient and cursory preview of the conditions and components that have beenidentified within your report, but since this summary is strictly based on the inspector's opinions, it is possible that some of yourconcerns may have been omitted. Therefore, it is important for you to review the entire report to ensure that all of your concerns canbe addressed prior to closing.

Unless the items listed in your report are cited as potential hazards, structural concerns, or "unsatisfactory", they should be regardedas recommendations only. All homes have some defects, but in most cases, it is acceptable to defer repairs to a later date, withoutcause for concern. The bottom line is that all items in this report are correctable.

This summary does not require the seller to make repairs. You (the buyer) and your agent must negotiate with the seller to decidewhich items, if any, will be replaced/repaired prior to closing.

Ideally, all repairs that are made would be performed by licensed specialists, who may identify additional defects, or recommendadditional upgrades.

GROUNDSLANDSCAPING:

GRADING: The grading is flat, or is negatively sloped toward the home in some locations, including portions of all four sides. Apositive slope of 2.5" per ft., for a minimum of 10', is recommended. Flat or negatively sloped grading allows rainwater to accumulate near the foundation walls, which increases the chance for moisture to leak into the home. Inthis case, window wells will need to be installed in front of some of the basement windows in order to achieve aproperly sloped grade.

HOUSE EXTERIOREXTERIOR WINDOWS:

BASEMENT WINDOW CONDITION: The basement windows at the back side of the home are less than 4" off of the soil, which makes them much moresusceptible to rot and moisture infiltration. In this case, a portion of one sill has decayed.

EXTERIOR DOORS:ENTRY DOOR(S) CONDITION: The glass pane is broken at the side entrance.

HOUSE ROOF SYSTEMMASONRY CHIMNEY(S):

BRICKS/BLOCKS: Portions of the block are in need of repair / patching (base of chimney).

CONDITION (SINGLE WALLED CLASS-C): The visible flue connection is reversed, which could allow exhaust gases to leak out and potentially find their way


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into the home.

MORTAR CAP: Cracks exist in the mortar cap, which should be sealed (cracks allow moisture to enter, which eventually causes thebrick and mortar to deteriorate).

FLUE COVER: The existing cover does not have a screen below the rain cap. Manufactured covers, with screens are preferredbecause they prevent animals from entering the flue. Note: Only approved, manufactured covers should be used.

Sheet metal should be used to seal the opening of the old clay liner. Note: This should not be done until the waterheater vent is connected to the furnace metal liner (the water heater currently appears to be venting through theclay liner).

GUTTERS & DOWNSPOUTS:GUTTERS: Most sections of gutters are full of debris (leaves, etc.), which prevents the roof from draining properly.

EXTENSIONS: Most of the extensions are too short, which will allow moisture to drain back toward the foundation. Extensionsshould be long enough to drain to a downslope (so water drains away from the home).

GARAGESERVICE DOOR, VEHICLE DOOR & OPENER:

VEHICLE DOOR OPERATION: The opener is not operational (chain is not rotating).

BASEMENTWATER PENETRATION:

FOUNDATION WALLS: Stains exist at the base of the back side laundry room wall (one location), which was likely caused by leakagethrough the block, or through the basement window. Stains were also found below the staircase - on the back sideof the drywall - but the cause of this was not determined (a possible mold mildew substance exists here). Loosefloor tiles also exist at the base of the front side bedroom wall, which may also have been caused by moistureleakage through the block.

As mentioned earlier, improvements are needed at the exterior (i.e. slope of soil and gutter improvements) and untilimprovements are made, moisture seepage into the basement will remain a possibility.

ELECTRICAL

DISTRIBUTION WIRING:BASEMENT CIRCUITS: An abandoned circuit exists in the furnace room, which should be removed (see photo).

OUTLETS:BASEMENT OUTLETS: An "open ground" was detected at a 3-prong outlet (at staircase location).

KITCHEN OUTLETS: An "open ground" was detected at a 3-prong outlet (interior wall). This outlet is also intermittent.

BEDROOM OUTLETS: "Open grounds" were detected at all outlets in the main floor, front side bedroom and at one of two outlets in themain floor, back side bedroom.

REMAINING INTERIOR OUTLETS: "Open grounds" were detected at all outlets in the main floor living room. Note: Open grounds can be caused bymultiple things, but in this case, it likely indicates that older, two-wire circuits are connecting to these outlets. If thisis true, a simple repair is to replace these outlets with GFCI outlets.

HEATING & COOLING SYSTEMSFURNACE CONDITION:

OVERALL CONDITION: The furnace has aged and there are no signs that the unit has been tuned-up for several years. In this case, the


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draft fan is noisy during operation (fan blades appear to be scraping the casing). I suggest that you hire a licensedheating contactor to perform a "safety check" and tuneup before you use the system.

VENT: A hole was drilled in the vent, which should be properly sealed (use heat tape).

RETURN AIR VENTS: There are no return air vents in the basement. Consider adding one (at least 10' from the furnace) so that the coldbasement air will be re-cycled in the wintertime.

PLUMBINGMAIN PUBLIC WATER SUPPLY PIPE:

SHUT-OFF VALVES: A small leak was detected at a shut off valve. Note: This leak is at the street side valve, which means that the waterflow will likely have to be shut off at the street before a repair can be made.

DISTRIBUTION PIPES:SIZE & INSTALLATION: The branch plumbing has been reduced to 1/2" diameter at the water softener location, which means that the entirehome is served by 1/2" diameter plumbing. This is considered undersized. Undersized pipes result in increasedwater velocity, which can result in premature wear / damage to the pipes and eventually cause leaks.

DRAIN, WASTE & VENT PIPES:CLEANOUTS: The original, cast iron cleanout cap has been replaced with a new cap. This often suggests that the main sewerpipe has been clogged and cleaned out at one time, which also means that future cleanings will likely be needed. Inworst cases scenarios, the main sewer pipe requires repair, or replacement, which can cost thousands of dollars. The only accurate way to know the true condition of the sewer line is to have it scoped by a professional. In thiscase, a proactive sewer scan is recommended.

WATER HEATER:VENT CONNECTOR: There are no screws at the vent's connection to the draft hood (top of tank). Three screws are required at this joint.

VENT (HORIZONTAL RUN): The water heater's vent passes directly into the chimney, but it is unlikely that the vent is connecting to the furnace'svertical, metal flue. This means that the water heater's exhaust gases are venting through clay, which is no longerapproved by today's codes. This condition could potentially allow exhaust gases to enter the home.

FUEL (Gas) SUPPLY:RANGE CONNECTION: A flexible pipe is passing through the floor, which is improper.

LAUNDRYSUPPLY PLUMBING:

WASHING MACHINE VALVES: Leaks exist at the shut-off valves. Repair / replacement of both valves is needed.

DRAIN & VENT PLUMBING:VENT PIPES: The drain plumbing is not vented. Codes will likely require improvements if any future, permitted work is performedin the laundry room. Note: when properly adding a vent pipe for the basement laundry sink, the vent pipe mustextend up into the attic space before connecting to an existing vent pipe - which passes through the roof. In otherwords, the vent pipe cannot simply connect to the existing kitchen drain pipe.

PLUMBING FIXTURES:SINKS: The laundry sink is slow draining, which usually indicates that the drain plumbing is partially clogged.

KITCHENFLOOR, WALLS & CEILING:

WALL CONDITION: Portions of the drywall are damaged and are in need of replacement.

DRAIN & VENT PLUMBING:


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OVERALL CONDITION: The drain pipe is not secured properly to the tailpiece (below the right side sink).

PLUMBING FIXTURES:SPRAY HOSES: The spray hose is broken.

APPLIANCES & VENTILATION:VENTILATION: There is no fan over the range. An open window works okay for ventilation, but a fan is better.

BATHROOM(S)FLOOR, WALLS, CEILING & VENTILATION:

WALL CONDITION: Moisture damage exists at the base of a basement wall - adjacent to the shower stall - which suggests that theshower stall leaks. Note: This may also have been caused by external leakage, but shower leakage is suspected inthis case.

Portions of the drywall are damaged and are in need of replacement.

FAN: There is no ventilation fan in the main floor bathroom. In this case, the window will provide ventilation if it is openedwhile running the bathtub or shower. However, a vent fan is preferred.

PLUMBING FIXTURES:BATHTUB: The bathtub is slow draining, which usually indicates that the drain plumbing is partially clogged.

SHOWER VALVES: An active leak exists at the basement shower head, which indicates that a valve (or valves) are in need of repair /replacement.

TOILET INSTALLATION: The toilet was not anchored to the floor properly (main floor bathroom) and active leakage is suspected below thetoilet. In this case, the base is also cracked. Toilet replacement is needed.

WINDOWS & DOORS:AWNING WINDOWS: The window in the main floor bathroom does not open and close easily (probably due to a stripped handle, orcrank).

BEDROOMSFLOOR, WALLS & CEILING:

FLOOR COVERING CONDITION: The carpeting throughout the home is in need of replacement.

WALL CONDITION: Many portions of the drywall are damaged and are in need of replacement.

CABINETS AND/OR CLOSETS:CLOSET DOORS: All doors are severely damaged, or are missing.

WINDOWS & DOORS:CASEMENT WINDOWS: The basement window is broken / damaged and is hazardous in its current condition. Air is also leaking throughthe damaged sill area. Window replacement is needed.

INTERIOR DOORS: All doors are damaged.

SMOKE / CO DETECTORS:SMOKE DETECTOR LOCATION: There is no smoke detector near the basement sleeping rooms. Ideally, each bedroom would be provided with asmoke detector, especially if battery-operated units are used. Minimally, one smoke detector should be located


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within 15' of all bedroom doorways.

CARBON MONOXIDE DETECTORS: A CO detector is not located near the basement sleeping room. As of Fall of 2008, new codes require detectorswithin 10 ft. of all bedrooms. Note: I suggest that you purchase a detector that has a peak level button. Thisfeature allows you to periodically check the maximum CO reading in the home, simply by pushing a button on thedetector.

REMAINING INTERIOR PORTIONSFLOOR, WALLS, CEILING & VENTILATION:

FLOOR COVERING CONDITION: The carpeting throughout the home is in need of replacement.

WALL CONDITION: Most portions of the drywall are damaged and are in need of replacement.

Stains exist on many portions of the walls and ceilings (stains at wall studs and rafter locations - referred to as"ghosting"). This is usually caused by smoking indoors, or excessive use of candles. This is no cause for concern. To cover, first use a stain blocking primer and then cover with a standard top coat paint.

WINDOWS & DOORS:INTERIOR DOORS: The door at the top of the staircase is damaged.

STAIRS & HANDRAILS:STAIR RAIL: Some of the balusters are missing.

Note: Certain repairs or improvements may require permits. To obtain this information, contact your local InspectionDepartment or City Hall.

End of Report Summary


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CLIENT, SITE & OTHER GENERAL INFORMATION

CLIENT & REPORT INFO.:

REPORT #: 5123A.

TYPE OF INSPECTION: Pre-Purchase Home Inspection.

PROPERTY INSPECTED: 555 Sample Dr., Shoreview, MN 55126.

INSPECTION DATE: 1-5-2011.

START TIME: 9:15 AM.

COMPLETED: 12:30 PM.

CLIENT: Sample.

CLIENT E-MAIL: [email protected].

PEOPLE PRESENT: Buyer, Buyer's agent.

CLIMATE CONDITIONS:

WEATHER: Overcast.

OUTSIDE TEMP.: 20 degrees.

INDOOR AIR TEMP: 60 degrees.

SOIL CONDITIONS: Frozen, Snow covered.

BUILDING CHARACTERISTICS:

YEAR BUILT: 1965.

BUILDING TYPE: 1 family.

# OF LEVELS (above grade): 1 level.

SPACE BELOW GRADE: Basement.

GARAGE: Detached.

AREA: Suburban.

HOUSE OCCUPIED: No (vacant)

HOUSE FURNISHED: No.

UTILITY SERVICES:

WATER SOURCE: Public.

SEWAGE DISPOSAL: Public.

UTILITIES STATUS: All utilities on.

PAYMENT INFORMATION:

TOTAL FEE: $325.00.

PAID BY: Invoice to be paid within 20 days of the inspection.

DUE DATE: 01-25-2011.

GROUNDS


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LIMITATIONS:

SINGLE FAMILY HOME: Throughout the report, the specific sides of the home are referred to as Right, Left, Front andBack (as though you are looking at the home from the front yard).

My evaluation of the exterior of the property conforms to the NAHI standards of practice. Thisinspection is not intended to address or include any geological conditions or site stabilityinformation. For information concerning these conditions, a geologist or soils engineer shouldbe consulted. Any reference to Earth grade is limited to the areas around the exposed areas ofthe foundation. This inspection does not attempt to determine drainage performance of the site. Fences and outbuildings (other than garages) are not observed.

LANDSCAPING:

VEGETATION: No problems noted.

WINDOW WELLS: Installing a plastic cover over the egress window well would help keep excess amounts ofrainwater out.

GRADING: The grading is flat, or is negatively sloped toward the home in some locations, includingportions of all four sides. A positive slope of 2.5" per ft., for a minimum of 10', is recommended. Flat or negatively sloped grading allows rain water to accumulate near the foundation walls,which increases the chance for moisture to leak into the home. In this case, window wells willneed to be installed in front of some of the basement windows in order to achieve a properlysloped grade.

LOT: Not visible, due to snow coverage.


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HARD SURFACES:

DRIVEWAY: Not visible, due to snow coverage.

SIDEWALKS: Not visible, due to snow coverage.

DECKS:

FLOOR SURFACES: The deck floor was not visible, due to snow coverage.

HOUSE CONNECTION: While flashing is present at the house & garage connections, it was not installed properly. Inthis case, the flashing does not overlap the ledger board, which means that there is anincreased potential for moisture to seep under the flashing and behind the ledger board.

Bolts were also not used to secure the deck to the home's rim joist, or garage. This results in amuch weaker connection and is considered a potentially hazardous condition.


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CANTILEVER: The cantilever extends more than 2' over the beam, which is considered improper installation. This is also a potential safety hazard if the deck is overloaded at this location.

FOOTINGS: The presence of footings could not be determined.

GUARD RAILING: Portions of the balusters are missing.


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HOUSE EXTERIOR

LIMITATIONS:

SINGLE FAMILY HOME: The inside of the wall structure is not visible. Therefore, the presence of rot, mold ordeterioration inside the wall cavity cannot be positively determined during the inspection. It isscientifically known that moisture and mold are inter-related. If moisture is listed in any portionof the report, you should understand that mold may also be present. If you are concerned, andwant further evaluation, please contact a moisture specialist (referrals are available on request).

All penetrations into or through an exterior wall / siding (typically around doors, windows,exterior light fixtures and outlets) must be kept well sealed against moisture intrusion by the useof an appropriate sealant such as caulk. These areas should be inspected and maintained on aregular basis by the homeowner.

METAL / VINYL SIDING:

TYPE OF WALLSTRUCTURE:

Wood Framed.

VINYL: No problems noted.

FOUNDATION WALLS:

APPROXIMATE % OFVISIBLE FOUNDATION:

Less than 1%.

BLOCK: No problems noted.

EXTERIOR WINDOWS:

BASEMENT WINDOWCONDITION:

The basement windows at the back side of the home are less than 4" off of the soil, whichmakes them much more susceptible to rot and moisture infiltration. In this case, a portion ofone sill has decayed.

EXTERIOR DOORS:

ENTRY DOOR(S)CONDITION:

The glass pane is broken at the side entrance.

The door surface is in need of refinishing (front entrance).

The latching hardware is missing from the door knob (front entrance).

The glass is not tempered at the front entrance. Tempered glass is recommended on all entrydoors because it is shatterproof (more effective against break-ins).


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HOUSE ROOF SYSTEM

LIMITATIONS:

SINGLE FAMILY HOME: My evaluation of the roof coverings, the components and drainage systems conforms to theNAHI standards of practice. I access every roof unless I feel it is unsafe to do so. The roofevaluation determines if portions are missing, deteriorated and/or subject to possible leakage. Every roof is only as good as the waterproof membrane beneath it. Since the underlayments,flashings and decking are hidden from view, they cannot be evaluated. The roof is notdisassembled during the inspection, so only surface areas are reported. My review is not aguarantee against roof leaks, nor is it a certification. Also note: certain attached roofaccessories, such as solar systems, antennae, and lightning rods are not observed.

EVALUATION:

ACCESS: The inspection was performed from the rooftop (roof was walked).


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ROOF DESIGN & STRUCTURE:

STYLE(S): Gable.

EAVES: No problems noted.

METAL FASCIAS: No problems noted.

ASPHALT / FIBERGLASS COMPOSITION SHINGLES:

TYPE: Heavy weight.

# OF LAYERS: One layer exists on the home.

APPROXIMATE AGE: The age of the shingles was not determined. Heavy weight shingles generally have a servicelife of 20 to 25 years.

UNDERLAYMENT: The underlayment was not visible (presence of ice shield was not determined).

CONDITION: Not determined.

MASONRY CHIMNEY(S):

BASE FLASHING: No problems noted.

BRICKS/BLOCKS: Portions of the block are in need of repair / patching (base of chimney).

CONDITION (SINGLEWALLED CLASS-C):

The visible flue connection is reversed, which could allow exhaust gases to leak out andpotentially find their way into the home.


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MORTAR CAP: Cracks exist in the mortar cap, which should be sealed (cracks allow moisture to enter, whicheventually causes the brick and mortar to deteriorate).

FLUE COVER: The existing cover does not have a screen below the rain cap. Manufactured covers, withscreens are preferred because they prevent animals from entering the flue. Note: Onlyapproved, manufactured covers should be used.

Sheet metal should be used to seal the opening of the old clay liner. Note: This should not bedone until the water heater vent is connected to the furnace metal liner (the water heatercurrently appears to be venting through the clay liner).

VENTILATION:

VENTILATION DESIGN: No problems noted.

RIDGE VENTS: Not completely visible, due to snow coverage.

OTHER ROOF PENETRATIONS:

PLUMBING VENTS(CONDITION):

No problems noted. Note: It is not possible to determine the presence of cracks inside plumbingvents since very little of the interiors are visible.

GUTTERS & DOWNSPOUTS:

GUTTERS: Most sections of gutters are full of debris (leaves, etc.), which prevents the roof from drainingproperly.

EXTENSIONS: Most of the extensions are too short, which will allow moisture to drain back toward thefoundation. Extensions should be long enough to drain to a downslope (so water drains awayfrom the home).


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GARAGE

GUTTERS & DOWNSPOUTS:

GUTTERS: A gutter is missing from one side of the garage roof.

FOUNDATION WALLS:

GENERAL INFO.: Note: Detached garages typically do not have foundation walls (floating slab).

FLOOR:

SLAB: No problems noted.

WALLS AND CEILING:

STUDS: No problems noted.

SOLE & TOP PLATES: No problems noted.

SERVICE DOOR, VEHICLE DOOR & OPENER:

EXTERIOR SERVICE DOORCONDITION:

No problems noted.

VEHICLE DOOR TYPE &MATERIAL:

Roll-up, Metal.

VEHICLE DOOR CONDITION: The bottom panel is slightly dented.

VEHICLE DOOROPERATION:

The opener is not operational (chain is not rotating).


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ROOF SUPPORT SYSTEM:

RAFTER CONDITION: No problems noted.

SHEATHING (SPACEDBOARDS):

No problems noted.

ATTIC

ATTIC ACCESS:

LOCATION(S): Above staircase.

HATCH CONDITION: The access cover is not made from a fire-rated material (drywall).

% Of ATTIC VIEWED: The examination of the attic occurred from inside the attic, but from limited viewing areas. Ahigh powered flashlight is used for the evaluation.

ROOF SUPPORT SYSTEM:

RAFTER CONDITION: No problems noted.

SHEATHING (SPACEDBOARDS):

No problems noted.

VENTILATION:

VENTILATION DESIGN: No problems noted.

RIDGE VENTS: No problems noted.

SOFFIT / EAVE VENTS: No problems noted.


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INSULATION & VAPOR BARRIER:

INSULATION TYPE &R-VALUE:

Fiberglass batts/blankets (R value = 3.2 per inch of thickness) installed over Wood Shavings.

INSULATION DEPTH: Approximately 12 inches of insulation exists in the attic space.

Less than 6 inches = Inadequate6 - 8 inches = Minimal8 - 12 inches = Good12 - 20 inches = Excellent.

VAPOR BARRIER: No problems noted (Note: The entire vapor barrier is not viewed).

OTHER ROOF PENETRATIONS:

CHIMNEY MASONRY: No problems noted (some areas were not viewed).

PLUMBING STACKS: The plumbing stacks were not completely visible.

BASEMENT

LIMITATIONS:

SINGLE FAMILY HOME: Water seepage and moisture penetration is common in basements and is usually the result ofinadequate water management above ground. Most cases can be corrected by improvinggrading and drainage. Please note: The review of the basement cannot always detect the pastor future possibility of water in this area.

INSPECTION CONDITIONS:

EVIDENCE OF RODENTS: One dead mouse was found in the basement.


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EXPOSED FLOORBOARDS:

SPACED FLOORBOARDS: Some stains exist on the floorboards that surround a toilet drainpipe. In this case, the leakageappears to be active. See Bathroom Section for more details.

COLUMNS & POSTS:

WOOD POSTS: No problems noted.

BEAMS:

WOOD BEAMS: No problems noted.

JOISTS & SILL PLATES:

WOOD JOISTS: No problems noted.

FOUNDATION WALLS:

TYPE: Block and mortar.

BLOCK: No problems noted.

EXPOSED FLOORS:

CONDITION: No problems noted.

INSULATION and VAPOR & MOISTURE BARRIERS:

RIM JOIST AREAS: Insulation present?: Yes.

WATER PENETRATION:

FOUNDATION WALLS: Stains exist at the base of the back side laundry room wall (one location), which was likelycaused by leakage through the block, or through the basement window. Stains were also foundbelow the staircase - on the back side of the drywall - but the cause of this was not determined(a possible mold mildew substance exists here). Loose floor tiles also exist at the base of thefront side bedroom wall, which may also have been caused by moisture leakage through theblock.

As mentioned earlier, improvements are needed at the exterior (i.e. slope of soil and gutterimprovements) and until improvements are made, moisture seepage into the basement willremain a possibility.


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DRAIN TILE: Not applicable.

ELECTRICAL

LIMITATIONS:

SINGLE FAMILY HOME: All accessible switches and outlets are tested for operation. Those that are inaccessible due tofurniture, or storage, or those that have electronic items such as clocks, stereo systems, orcomputers plugged into them are not tested. Inoperative light fixtures often lack bulbs, or havedead bulbs installed (light bulbs are not changed during the inspection, due to time constraints). Motion lights are not tested for operation. Cover plates are rarely removed. Time-clock motorsare not tested for operation. Low voltage systems - wiring that is not a part of the primaryelectrical distribution system - is not tested. Also, over current devices (other than ground faultcircuit interrupters) are not tested. Remember, the power to the entire house should be turnedoff prior to beginning any repairs, no matter how trivial the repair may seem.

OVERHEAD SERVICE DROP:

CONDUCTORS: No problems noted.

MAST: No problems noted.

UTILITY METER: No problems noted.

MAIN PANEL:

LOCATION: The main panel box is located in the basement.

ELECTRICAL SYSTEMRATING:

120/240 Volt, 100-AMP: Standard service size.

MAIN CIRCUIT BREAKER: No problems noted.

BOX & COVER: The panel cover could not be safely removed and the box interior was not evaluated as a result.


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CIRCUIT BREAKERS: Some breakers are not indexed at the panel.

PANEL GROUND: No problems noted.

DISTRIBUTION WIRING:

TYPE(S) USED: Plastic sheathed, & Cloth Covered - 2 wire.

BASEMENT CIRCUITS: An abandoned circuit exists in the furnace room, which should be removed (see photo).

ATTIC CIRCUITS: Note: Most portions of the attic circuits were not evaluated.

OUTLETS:

EXTERIOR OUTLETS: Note: Exterior GFCI outlets are not tripped during the inspection, due to the potential difficulty inlocating the reset location.

BASEMENT OUTLETS: An "open ground" was detected at a 3-prong outlet (at staircase location).


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KITCHEN OUTLETS: An "open ground" was detected at a 3-prong outlet (interior wall). This outlet is alsointermittent.

BEDROOM OUTLETS: "Open grounds" were detected at all outlets in the main floor, front side bedroom and at one oftwo outlets in the main floor, back side bedroom.

REMAINING INTERIOROUTLETS:

"Open grounds" were detected at all outlets in the main floor living room. Note: Open groundscan be caused by multiple things, but in this case, it likely indicates that older, two-wire circuitsare connecting to these outlets. If this is true, a simple repair is to replace these outlets withGFCI outlets.

FIXTURES / LUMINAIRES:

KITCHEN FIXTURES: A fixture has been removed from the dinette area.

HEATING & COOLING SYSTEMS

LIMITATIONS:

SINGLE FAMILY HOME: All owners of combustion heating systems should purchase a maintenance contract thatincludes an annual inspection and tune-up. This is especially true if the appliance is more thanfive years old.

FURNACE DESCRIPTION:

MAKE: Trane.

MODEL: TUD060C924J0.


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SERIAL NUMBER: P17412F1G.

APPROXIMATE AGE: The furnace is approximately 14 years old. Average lifespan: 20-25 years.

INPUT CAPACITY OF UNIT: 60,000 btu's.

SYSTEM TYPE: Forced Air, Induced Draft.

FUEL TYPE: Natural Gas.

PILOT TYPE: Glow plug.

BURNER TYPE: Mono port burners.

FURNACE CONDITION:

OVERALL CONDITION: The furnace has aged and there are no signs that the unit has been tuned-up for several years. In this case, the draft fan is noisy during operation (fan blades appear to be scraping thecasing). I suggest that you hire a licensed heating contactor to perform a "safety check" andtuneup before you use the system.

COMBUSTION / MAKE-UPAIR SOURCE:

Note: If you place the outside air vent's opening into a 5-gallon bucket, the room's ambient airwill warm the outside air before it rises out of the bucket and enters the room, thus reducing theeffects of cold air drafts.

VENT: A hole was drilled in the vent, which should be properly sealed (use heat tape).

SUPPLY AIR DUCTS: An opening exists on the top of an air duct - in the laundry room area.


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AIR FILTERS: The filter is dirty and is in need of replacement. Note: Filters should be replaced approximatelyevery 2 months.

Note: As a general rule, it is best to use high-quality filters during heating months, but lowquality filters during the cooling months. The reason for this is that the heavier, cold air isrestricted more by the higher quality filters. These filters also trap more particles, which resultsin even more air restriction. Ideally, the low quality filters would be changed twice per monthduring the cooling season.

% OF VISIBLE BURNERCHAMBER:

Less than 1% of the heat exchanger was visible.

HUMIDIFIER: Not applicable.

SUPPLY REGISTERS: Low air flow exists at the basement family room register.

There is no supply register in the basement bathroom.

RETURN AIR VENTS: There are no return air vents in the basement. Consider adding one (at least 10' from thefurnace) so that the cold basement air will be re-cycled in the wintertime.

There also are no return air vents inside the bedrooms. When there are no return air ventsinside the rooms, there should be a 1" gap at the base of the doors so that air can flow to thehallway return vent openings (there also should be two returns in the hallway).

AIR CONDITIONING:

INSPECTION CONDITIONS: The system was not viewed in operation because the outside air temperature was not above 65degrees for at least the last 24 hours. You should never operate your air-conditioner under thesecircumstances. Liquids inside the compressor become thicker at lower temperatures. Theoperation of the air-conditioner under these circumstances can result in damage to thecompressor, or the compressor seals. In many cases, this damage will not manifest itself forseveral hours, or days.

APPROXIMATE AGE: The air-conditioner is approximately 11 years old. Average lifespan: 20-25 years.


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EVAPORATOR COIL(INTERIOR):

The indoor coils were not accessible and therefore, were not viewed.

PLUMBING

LIMITATIONS:

SINGLE FAMILY HOME: The plumbing system is inspected in accordance with the NAHI standards of practice. Sinceshutoff valves are operated infrequently, it is not unusual for them to become stuck in place overtime. Stuck valves can leak or break when operated after a long period of inactivity. For thisreason NO shutoff valves are tested during the home inspection. Corrosion is very common atpipe joints and is often not reported.

Many portions of the plumbing system are not visible during a standard inspection. Thisincludes: underground supply and drain pipes, septic systems, and all plumbing that is locatedbehind walls, floors, or ceilings. Plumbing leakage is a major part of your inspection. Duringthe inspection procedures, all fixtures are operated for at least 10 minutes at each location (andoften much longer) and the areas under these fixtures are inspected for signs of leakagewhenever it is possible to do so. However, there ultimately is no way to guarantee that all leakshave been located, or that future leaks will not occur.

MAIN PUBLIC WATER SUPPLY PIPE:

MATERIAL: The portion of visible pipe is copper.

SIZE: 1 1/2"

LOCATION: The main interior water shut-off valves are located in the basement, inside the right sidefoundation wall.

PIPE CONDITION: No problems noted.

METER: No problems noted.

SHUT-OFF VALVES: A small leak was detected at a shut off valve. Note: This leak is at the street side valve, whichmeans that the water flow will likely have to be shut off at the street before a repair can bemade.

WATER FLOW: Note: Water pressure is not measured during your home inspection. The water pressure withinpipes is commonly confused with water volume, but whereas high water volume is good, highwater pressure is not. In fact, whenever street pressure exceeds eighty pounds per square inch,a regulator is recommended, which typically comes factory preset between forty-five andsixty-five pounds per square inch.


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DISTRIBUTION PIPES:

MATERIAL(S) USED (VisiblePortions Only):

Copper (Type M - red)

COPPER PIPE CONDITION: Corrosion exists at some joints, which indicates that leakage has occurred.

SIZE & INSTALLATION: The branch plumbing has been reduced to 1/2" diameter at the water softener location, whichmeans that the entire home is served by 1/2" diameter plumbing. This is consideredundersized. Undersized pipes result in increased water velocity, which can result in prematurewear / damage to the pipes and eventually cause leaks.

EXTERIOR SPIGOTS: The exterior spigot was not tested for operation. Note: There is no spigot at the front side of thehome.

SHUT-OFF VALVES (ToExterior Spigots):

No problems noted.

EVERY FALL: Before the first freeze, shut off the valve that supplies water to the exterior spigot. Next, open the exterior spigot so the pipe can drain. Then, open the air petcock (small caplocated on the interior shut-off valve). This will allow air into the line, which will drain theremaining water out of the valve. Replace the petcock cap. Finally, shut-off the outside spigot.


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DRAIN, WASTE & VENT PIPES:

MATERIAL(S) USED: Cast Iron, Galvanized steel, Plastic.

CLEANOUTS: The original, cast iron cleanout cap has been replaced with a new cap. This often suggests thatthe main sewer pipe has been clogged and cleaned out at one time, which also means thatfuture cleanings will likely be needed. In worst cases scenarios, the main sewer pipe requiresrepair, or replacement, which can cost thousands of dollars. The only accurate way to know thetrue condition of the sewer line is to have it scoped by a professional. In this case, a proactivesewer scan is recommended.

WATER HEATER:

FUEL TYPE: Natural Gas.

SIZE: 40 Gallons.

APPROXIMATE AGE: The water heater is approximately 10 years old. Average lifespan: 15-20 years.

SERIAL NUMBER: 0051101846.

CAPACITY OF UNIT: 40,000 btu's.

CONDITION: The gas supply was off to the unit and it was not tested for operation as a result.


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VENT CONNECTOR: There are no screws at the vent's connection to the draft hood (top of tank). Three screws arerequired at this joint.

VENT (HORIZONTAL RUN): The water heater's vent passes directly into the chimney, but it is unlikely that the vent isconnecting to the furnace's vertical, metal flue (no evidence of patching around flue). Thismeans that the water heater's exhaust gases are venting through clay, which is no longerapproved by today's codes. This condition could potentially allow exhaust gases to enter thehome.


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TEMPERATURE &PRESSURE RELIEF VALVE:

Note: Pressure relief valves are not tested during the inspection.

THERMOSTAT(S): Note: The water temperature should be set at a minimum of 110 degrees fahrenheit to killmicrobes and a maximum of 125 degrees to prevent scalding.

FUEL (Gas) SUPPLY:

GAS METER & UTILITYSERVICE:

No problems noted. Exposed portions of gas lines are inspected for leaks, but the absence ofleaks is not guaranteed.

DRYER CONNECTION: There is no drip leg at the appliance connection. Drip legs are required at applianceconnections when the supply pipe drops down to the appliance.

RANGE CONNECTION: A flexible pipe is passing through the floor, which is improper.

FURNACE CONNECTION: No problems noted.

WATER HEATERCONNECTION:

No problems noted.

APPLIANCE GAS SHUT OFFVALVES:

Some of the valves are old, which means that they are more susceptible to leakage. Considerreplacing each of the old style appliance shut-off valves with modern valves (AGA approvedvalves). Call the Gas Company for repair.

PRIVATE WELL:

EVALUATION: The presence of an abandoned well was not located during the inspection, but there likely was awell at this property at one time. Documentation is needed in order to determine if the well hasbeen properly sealed, by a licensed company.

LAUNDRY

LIMITATIONS:

SINGLE FAMILY HOME: The interior review is visual and the findings are reported in a manner that compares your hometo other homes of a similar age. Cosmetic considerations and minor flaws such as tornscreens, or an occasional cracked window can be overlooked. Therefore, we suggest that youdouble check for these minor items during the final walk through of your home, if concerned. Only the visible portions of the walls, floors and ceilings are included with the inspection. Thoseportions that are covered with floor coverings, furniture, or storage are not included. Falseceiling panels are generally not removed during the inspection unless there is a compellingreason to do so. Determining the source of odors, or like conditions is also not a part of thisinspection.


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SUPPLY PLUMBING:

WASHING MACHINEVALVES:

Leaks exist at the shut-off valves. Repair / replacement of both valves is needed.


VENT PIPES: The drain plumbing is not vented. Codes will likely require improvements if any future,permitted work is performed in the laundry room. Note: when properly adding a vent pipe forthe basement laundry sink, the vent pipe must extend up into the attic space before connectingto an existing vent pipe - which passes through the roof. In other words, the vent pipe cannotsimply connect to the existing kitchen drain pipe.


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PLUMBING FIXTURES:

SINKS: The laundry sink is slow draining, which usually indicates that the drain plumbing is partiallyclogged.

WATER FLOW: Adequate (More than 1/2" stream)

APPLIANCES:

DRYER TYPE: Natural gas.

DRYER CONDITION: No problems were found with the operation of the unit, but the gas valve was off to the dryer atthe time of the inspection and the heating element was not evaluated as a result.

CLOTHES WASHER: The washer was not tested for operation (hoses were not connected).

KITCHEN

FLOOR, WALLS & CEILING:

FLOOR COVERINGCONDITION:

No problems noted.

WALL CONDITION: Portions of the drywall are damaged and are in need of replacement.

SUPPLY PLUMBING:

OVERALL CONDITION: No problems noted.


OVERALL CONDITION: The drain pipe is not secured properly to the tailpiece (below the right side sink).


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PLUMBING FIXTURES:

SINKS: No problems noted.

SINK FAUCETS: No problems noted.

SINK VALVES: No problems noted.

SPRAY HOSES: The spray hose is broken.

WATER FLOW: Adequate (More than 1/2" stream)

CABINETS AND/OR CLOSETS:

COUNTER TOP: No problems noted.

CABINETS: Most of the handles are missing.

DRAWERS: Most of the handles are missing.


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WINDOWS & DOORS:

DOUBLE HUNG WINDOWS: Refinishing is recommended (all windows).

APPLIANCES & VENTILATION:

GAS RANGE CONDITION: The gas supply was off to the range and it was not tested as a result.

The range is old and future replacement should be anticipated.

VENTILATION: There is no fan over the range. An open window works okay for ventilation, but a fan is better.

REFRIGERATOR: The refrigerator was not plugged in and was not tested for operation.

DISHWASHER Not applicable.

DISPOSAL: Not applicable.

MICROWAVE: Not applicable.

BATHROOM(S)

FLOOR, WALLS, CEILING & VENTILATION:


No problems noted.

WALL CONDITION: Moisture damage exists at the base of a basement wall - adjacent to the shower stall - whichsuggests that the shower stall leaks. Note: This may also have been caused by externalleakage, but shower leakage is suspected in this case.

Portions of the drywall are damaged and are in need of replacement.

CEILING CONDITION: Moisture stains exist on the basement bathroom ceiling, but the cause of this was notdetermined.

FAN: There is no ventilation fan in the main floor bathroom. In this case, the window will provideventilation if it is opened while running the bathtub or shower. However, a vent fan is preferred.

SUPPLY PLUMBING:





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VENT PIPES: A basement bathroom was added, but it not possible to determine whether or not the fixtureshave been properly vented during this cursory evaluation.

PLUMBING FIXTURES:

SINKS: No problems noted.

SINK FAUCETS: No problems noted.

SINK VALVES: No problems noted.

BATHTUB: The bathtub is slow draining, which usually indicates that the drain plumbing is partiallyclogged.

SHOWER HEADS: The shower heads are missing.

SHOWER VALVES: An active leak exists at the basement shower head, which indicates that a valve (or valves) arein need of repair / replacement.


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TOILET CONDITION: The basement toilet was not tested for operation.

TOILET INSTALLATION: The toilet was not anchored to the floor properly (main floor bathroom) and active leakage issuspected below the toilet. In this case, the base is also cracked. Toilet replacement is needed.

WATER FLOW: The water flow was not completely tested for operation.


CABINETS: Moisture damage exists on the underside of the cabinet, which indicates that leakage hasoccurred at one time (basement bathroom).

WINDOWS & DOORS:

AWNING WINDOWS: The window in the main floor bathroom does not open and close easily (probably due to astripped handle, or crank).

BEDROOMS

FLOOR, WALLS & CEILING:


The carpeting throughout the home is in need of replacement.

WALL CONDITION: Many portions of the drywall are damaged and are in need of replacement.

CEILING CONDITION: Stains exist at some of the wall / ceiling joints (main floor bedroom at front side of home). These may have been caused by past ice dams (possibly due to clogged gutters), or they mayhave been caused by previous insulation voids, which appear to have been corrected. I suggestthat you repaint these locations (use a stain blocking primer) and then monitor the areas.


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CLOSET DOORS: All doors are severely damaged, or are missing.

WINDOWS & DOORS:

CASEMENT WINDOWS: The basement window is broken / damaged and is hazardous in its current condition. Air is alsoleaking through the damaged sill area. Window replacement is needed.


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INTERIOR DOORS: All doors are damaged.

SMOKE / CO DETECTORS:

SMOKE DETECTORLOCATION:

There is no smoke detector near the basement sleeping rooms. Ideally, each bedroom wouldbe provided with a smoke detector, especially if battery-operated units are used. Minimally, onesmoke detector should be located within 15' of all bedroom doorways.

SMOKE DETECTORCONDITION:

Note: Smoke detectors are not tested for operation during the inspection. The only sure way totest for operation is to use a smoke test. The test buttons (located on the detectors) test ONLYthe condition of the battery.

SMOKE DETECTORS HARDWIRED:

No.

CARBON MONOXIDEDETECTORS:

A CO detector is not located near the basement sleeping room. As of Fall of 2008, new codesrequire detectors within 10 ft. of all bedrooms. Note: I suggest that you purchase a detector thathas a peak level button. This feature allows you to periodically check the maximum CO readingin the home, simply by pushing a button on the detector.

REMAINING INTERIOR PORTIONS

FLOOR, WALLS, CEILING & VENTILATION:


The carpeting throughout the home is in need of replacement.

WALL CONDITION: Most portions of the drywall are damaged and are in need of replacement.

Stains exist on many portions of the walls and ceilings (stains at wall studs and rafter locations -referred to as "ghosting"). This is usually caused by smoking indoors, or excessive use ofcandles. This is no cause for concern. To cover, first use a stain blocking primer and thencover with a standard top coat paint.


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WINDOWS & DOORS:


AWNING WINDOWS: The window in the basement stairwell area is not made from tempered (shatter-proof) glass.

INTERIOR DOORS: The door at the top of the staircase is damaged.

STAIRS & HANDRAILS:

STAIR RAIL: Some of the balusters are missing.

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