A06_Specs_HomeInspectionReports_0001.pdf

This confidential report is prepared exclusively for Bureau of Land Management © 2014 Error! AutoText entry not defined.

Home Inspection Report 109 Watt St.

Battle Mountain, NV 89820

Inspection Date/Time:

05-29-14 12:00 p.m.

Prepared For:

Bureau of Land Management Keith Nickerson

Prepared By:

Sierra Nevada Home Inspections, Inc.

Sparks, NV 89436

775-233-2751

Report Number:

83539

Inspector:

Jeff Humphreys License # IOS.963-RES

Table of Contents

REPORT OVERVIEW 3

SUMMARY REPORT 4

SCOPE OF INSPECTION 10

STRUCTURE 11

ROOFING 12

EXTERIOR 13

ELECTRICAL 14

HEATING 15

AIR CONDITIONING 16

INSULATION / VENTILATION 17

PLUMBING 18

INTERIOR 20

APPLIANCES 21

MAINTENANCE ADVICE 22

Report Overview

THE HOUSE IN PERSPECTIVE

Approximate Square Feet: 1196 Bedrooms: 3 Bathrooms: 1 Year Built: 1968 Number of Stories: One Furnished: Yes and occupied Structure Style: Single Family Structure Orientation: All orientations are facing the house from the street Persons present at time of inspection: Keith Nickerson

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.

SUMMARY REPORT- IMPROVEMENT RECOMMENDATION HIGHLIGHTS

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.

Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.

MAJOR CONCERNS

None

SAFETY ISSUES

Doors

• Safety: The house/garage door will not self-close. The hinges should be adjusted or replaced in order to self-close properly to reduce the risk of carbon monoxide from entering the home.

REPAIR ITEMS

Gutters & Downspouts

• Repair: The perimeter gutters are full of debris.

• Repair: The right garage roll-up door support is loose.

Concrete

• Repair: The flatwork in the rear of the home is cracked, heaved and spalling (surface deterioration) also posing as a potential trip hazard. See photos in summary page

Exterior Walls

• Repair: The vinyl siding is damaged or loose on the left front, left soffits, left rear and the front porch ceiling is buckled.

Lights

• Repair: The rear porch light did not respond when turned on. If the bulb is not blown, the circuit should be investigated.

Distribution Wiring

• Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections. An open junction box was observed in the rear crawl space.

Furnace

• Repair: It is recommended that the gas flex pipe inside the unit be ridged pipe to prevent wear and possibly piercing the flex pipe.

Supply Air Ductwork

• Improve: The hall bathroom vanity and base are blocking the air distribution.

Condensate Lines

• Repair: The condensate line for the furnace terminates in the crawl space and should terminate to the exterior. The drain line to the exterior is in place but not connected.

Water Heater

• Repair: It is recommended that the Temperature and Pressure Relief (TPR) Valve discharge tube terminate at the exterior and not in the crawl space.

Fixtures

• Repair: The front hose bib is difficult to turn on and off.

• Repair: The sinks (both) in the hallway bathroom drain slowly suggesting a blockage of some kind.

Irrigation Supply

• Repair: The PVC line is leaking near the crawl space entrance.

MONITOR ITEMS

• Monitor: It is recommended that the unit be seismic strapped, a leak pan at the bottom of the unit (interior location) and an expansion tank installed. It is also recommended that an additional combustion air vent be added to the water heater closet from the crawl space or attic.

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

This inspection is a limited visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Building permits may be required on remodels or improvements to the structure. Gas-fired appliance replacement (water heater, furnace) may also need permitting. Permit status or code compliance is outside the scope of this inspection.

WEATHER CONDITIONS

Dry weather conditions prevailed at the time of the inspection.

The estimated outside temperature was 65 degrees F.

RECENT WEATHER CONDITIONS

Weather conditions leading up to the inspection have been dry with spring weather conditions.

Structure

DESCRIPTION OF STRUCTURE

Foundation: •Concrete •Wood •Crawl Space Configuration viewed from underneath the home Columns: •Concrete Piers •Wood Floor Structure: •Wood Joists Wall Structure: •Wood Frame Ceiling Structure: •Truss Roof Structure: •Truss •Plywood

STRUCTURE RECOMMENDATIONS / OBSERVATIONS

General Comments No repair to structural components is necessary at this time.

LIMITATIONS OF STRUCTURE INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Structural components concealed behind finished surfaces could not be inspected.

• Only a representative sampling of visible structural components were inspected.

• Furniture and/or storage restricted access to some structural components.

• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Roofing

DESCRIPTION OF ROOFING

Roof Covering: •Metal Roof Flashings: •Metal Roof Drainage System: •Galvanized Method of Inspection: •Walked on roof

ROOFING RECOMMENDATIONS / OBSERVATIONS

The roof coverings are in generally good condition. There was no visible damage and/or maintenance issues observed.

• Repair: The perimeter gutters are full of debris. See photo in summary page 4.

LIMITATIONS OF ROOFING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Not all of the underside of the roof sheathing is inspected for evidence of leaks.

• Evidence of prior leaks may be disguised by interior finishes.

• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.

• Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

• Roof inspection may be limited by access, condition, weather, or other safety concerns.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Exterior

DESCRIPTION OF EXTERIOR

Wall Covering: •Vinyl Eaves, Soffits, And Fascias: •Vinyl Exterior Doors: •Metal Window/Door Frames and Trim: •Wood Entry Driveways: •Concrete Entry Walkways And Patios: •Concrete Porches, Decks, Steps, Railings: •Concrete Overhead Garage Door(s) •Steel Surface Drainage: •Level Grade Fencing: •Chain Link

EXTERIOR RECOMMENDATIONS / OBSERVATIONS

General Comments The exterior of the home is generally in good condition. The landscaping is in good condition. The surface around the home is level and should slope away from the foundation. The gutters in place help assist with proper drainage.

• Safety: The house/garage door will not self-close. The hinges should be adjusted or replaced in order to self-close properly to reduce the risk of carbon monoxide from entering the home. See photo in summary page 4.

• Repair: The right garage roll-up door support is loose. See photo in summary page 5.

Concrete

• Repair: The flatwork in the rear of the home is cracked, heaved and spalling. See photos in summary page 5.

• Repair: The vinyl siding is damaged or loose on the left front, left soffits, left rear and the front porch ceiling is buckled. See photos in summary page 6.

LIMITATIONS OF EXTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• A representative sample of exterior components was inspected rather than every occurrence of components.

• The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

• Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Electrical

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: •120/240 Volt Main Service - Service Size: 150 Amp Service Drop: •Overhead Service Entrance Conductors: •Copper Service Equipment & Main Disconnects: •Main Service Rating 150 Amps •Breakers •Located: Rear of home Service Grounding: •Ground Rod Distribution Wiring: •Copper Wiring Method: • Non-Metallic Sheathed Cable Switches & Receptacles: •Grounded Ground Fault Circuit Interrupters: •Exterior, Garage, Kitchen and Bathrooms Smoke / CO Detectors: •Present and tested

ELECTRICAL RECOMMENDATIONS / OBSERVATIONS

Positive Attributes Generally speaking, the electrical system is in good order. All outlets and light fixtures that were tested operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI’s that were tested responded properly. All electrical repairs should be made and evaluated by a licensed electrician.

• Repair: The rear porch light did not respond when turned on. If the bulb is not blown, the circuit should be investigated.

Distribution Wiring

• Repair: All junction boxes should be fitted with cover plates, in order to protect the wire connections. An open junction box was observed in the rear crawl space. See photo in summary page 7.

LIMITATIONS OF ELECTRICAL INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Electrical components concealed behind finished surfaces are not inspected.

• Only a representative sampling of outlets and light fixtures were tested.

• Furniture and/or storage restricted access to some electrical components which may not be inspected.

• The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Heating

DESCRIPTION OF HEATING

Energy Source: •Gas Heating System Type: •Forced Air Furnace •Manufacturer: Rheem •Serial Number: W391307034 Vents, Flues, Chimneys: •PVC (polyvinyl chloride) Heat Distribution Methods: •Ductwork (insulated)

HEATING RECOMMENDATIONS / OBSERVATIONS

The heating system responded to the operating controls and is in generally good condition.

• Repair: It is recommended that the gas flex pipe inside the unit be ridged pipe to prevent wear and possibly piercing the flex pipe. See photo in summary page 7.

• Improve: The hall bathroom vanity and base are blocking the air distribution. See photo in summary page 7.

LIMITATIONS OF HEATING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• The adequacy of heat supply or distribution balance is not inspected.

• The interior of flues or chimneys which are not readily accessible are not inspected.

• The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

• Solar space heating equipment/systems are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Air Conditioning

DESCRIPTION OF AIR CONDITIONING

Energy Source: •240 Volt Power Supply Central System Type: •Air Cooled Central Air Conditioning •Manufacturer: Rheem •Serial Number:

W421313370

AIR CONDITIONING RECOMMENDATIONS / OBSERVATIONS

The cooling system responded to the operating controls and is in generally good condition.

Condensate Lines

• Repair: The condensate line for the furnace terminates in the crawl space and should terminate to the exterior. The drain line to the exterior is in place but not connected. See photo in summary page 8.

LIMITATIONS OF AIR CONDITIONING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Window mounted air conditioning units are not inspected.

• The cooling supply adequacy or distribution balance are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Insulation / Ventilation

DESCRIPTION OF INSULATION / VENTILATION

Attic Insulation: •R9 batt in main attic Exterior Wall Insulation: •Not Visible Crawl Space Insulation: •R3 Fiberboard on stem walls Vapor Retarders: •Roll Roofing Roof Ventilation: •Ridge Vents, Gable Vents and Soffit Vents Crawl Space Ventilation: •Exterior Wall Vents Exhaust Fan/Vent Locations: •Bathrooms and Dryer

INSULATION / VENTILATION RECOMMENDATIONS / OBSERVATIONS

Insulation levels are typical for a home of this age and construction. The low profile roofline prevented entry into the attic.

LIMITATIONS OF INSULATION / VENTILATION INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.

• Any estimates of insulation R values or depths are rough average values.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Plumbing

DESCRIPTION OF PLUMBING

Water Supply Source: •Public Water Supply Service Pipe to House: •Copper Main Water Valve Location: •Front of home Interior Supply Piping: •Copper Waste System: •Public Sewer System Drain, Waste, & Vent Piping: •Plastic ABS •Cast Iron •Galvanized Water Heater: •Gas •Approximate Capacity (in gallons): 40 •Manufacturer: Reliance •Serial

Number: 1134J008669 Fuel Shut-Off Valves: •Natural Gas Main Valve at right front side of home

PLUMBING RECOMMENDATIONS / OBSERVATIONS

The plumbing system is in generally good condition.

• Repair: It is recommended that the Temperature and Pressure Relief (TPR) Valve discharge tube terminate at the exterior and not in the crawl space. See photo in summary page 8.

• Monitor: It is recommended that the unit be seismic strapped, a leak pan at the bottom of the unit (interior location) and an expansion tank installed. It is also recommended that an additional combustion air vent be added to the water heater

• Repair: The front hose bib is difficult to turn on and off.

• Repair: The sinks (both) in the hall bathroom drain slowly suggesting a blockage of some kind.

• See photos in summary page 8.

Irrigation Supply

• Repair: The PVC line is leaking near the crawl space entrance. See photo in summary page 9.

LIMITATIONS OF PLUMBING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

• Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.

• Clothes washing machine connections are not inspected.

• Interiors of flues or chimneys which are not readily accessible are not inspected.

• Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Interior

DESCRIPTION OF INTERIOR

Wall And Ceiling Materials: •Drywall Floor Surfaces: •Vinyl/Resilient •Carpet •Wood Laminate Window Type(s) & Glazing: •Sliders •Double Glazed Doors: •Wood-Hollow Core •Metal

INTERIOR RECOMMENDATIONS / OBSERVATIONS

General Condition of Interior Finishes

The interior finishes of the home are in above average condition.

LIMITATIONS OF INTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.

• Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Appliances

DESCRIPTION OF APPLIANCES

Appliances Tested: •Electric Oven •Electric Cooktop Laundry Facility: •240 Volt Circuit for Dryer •120 Volt Circuit for Washer •Hot and Cold Water

Supply for Washer Other Components Tested: •Cooktop Exhaust Vent/Fan •Door Bell

APPLIANCES RECOMMENDATIONS / OBSERVATIONS

The appliances are in generally good condition. All appliances that were tested responded satisfactorily.

LIMITATIONS OF APPLIANCES INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Thermostats, timers and other specialized features and controls are not tested.

• The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Maintenance Advice

UPON TAKING OWNERSHIP

After taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately.

The following checklist should help you undertake these improvements:

q Change the locks on all exterior entrances, for improved security.

q Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors. Consideration could also be given to a security system.

q Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas.

Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.

q Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.

q Examine driveways and walkways for trip hazards. Undertake repairs where necessary.

q Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.

q Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.

q Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.

q Install rain caps and vermin screens on all chimney flues, as necessary.

q Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attended the home inspection, these items would have been pointed out to you.

REGULAR MAINTENANCE

EVERY MONTH

q Check that fire extinguisher(s) are fully charged. Re-charge if necessary.

q Examine heating/cooling air filters and replace or clean as necessary.

q Inspect and clean humidifiers and electronic air cleaners.

q If the house has hot water heating, bleed radiator valves.

q Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.

q Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.

q Repair or replace leaking faucets or shower heads.

q Secure loose toilets, or repair flush mechanisms that become troublesome.

SPRING AND FALL

q Examine the roof for evidence of damage to roof coverings, flashings and chimneys.

q Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity. Level out insulation if needed.

q Trim back tree branches and shrubs to ensure that they are not in contact with the house.

q Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.

q Survey the basement and/or crawl space walls for evidence of moisture seepage.

q Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions.

q Ensure that the grade of the land around the house encourages water to flow away from the foundation.

q Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.

q Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood window frames. Paint and repair window sills and frames as necessary.

q Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.

q Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.

q Test the Temperature and Pressure Relief (TPR) Valve on water heaters.

q Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.

q Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.

q Replace or clean exhaust hood filters.

q Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

ANNUALLY

q Replace smoke detector batteries.

q Have the heating, cooling and water heater systems cleaned and serviced.

q Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.

q Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.

q If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).

q If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

PREVENTION IS THE BEST APPROACH

Although we’ve heard it many times, nothing could be more true than the old cliché “an ounce of prevention is worth a pound of cure.” Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes.

Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home.

Enjoy your home!

Home Inspection Report 130 Watt St.

05-28-14 12:30 p.m.

83535

REPORT OVERVIEW 3

SUMMARY REPORT 4

SCOPE OF INSPECTION 9

STRUCTURE 10

ROOFING 11

EXTERIOR 12

ELECTRICAL 13

HEATING 14

AIR CONDITIONING 15

INSULATION / VENTILATION 16

PLUMBING 17

INTERIOR 18

APPLIANCES 19

MAINTENANCE ADVICE 20

Report Overview

THE HOUSE IN PERSPECTIVE

Approximate Square Feet: 1196 Bedrooms: 3 Bathrooms: 1 Year Built: 1968 Number of Stories: One Furnished: Vacant Structure Style: Single Family

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical

SUMMARY REPORT- IMPROVEMENT RECOMMENDATION HIGHLIGHTS

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.

Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this

Safety: The house/garage door will not self-close. The hinges should be adjusted or replaced in order to self-close properly to reduce the risk of carbon monoxide from entering the home.

• Repair, Safety Issue: The Temperature and Pressure Relief (TPR) Valve is installed in the wrong location. The element must be immersed in the water within the top 6” of the tank and the discharge tube should terminate to the exterior.

REPAIR ITEMS

Concrete Step

• Repair: The step has settled below the front porch.

• Repair: The siding material is damaged or loose in the following areas: Left side, right front, right rear and the ceiling is buckled on the front porch. See photos in summary page

• Improve: The hall bathroom vanity and base are blocking the air distribution.

A/C Condensate Line

• Repair: The condensate line for the unit terminates in the crawl space. It is recommended that the drain line terminate to the exterior.

• Repair: The hall toilet is loose and should be secured.

• Repair: Both sinks off of the bedroom drain slowly suggesting a blockage of some kind is present. The right sink is leaking at the drain in the cabinet.

Kitchen Counters

• Repair: The counter is damaged at the trim.

• Monitor: Staining was observed on the interior walls of the garage.

• Monitor: It is recommended that the unit be seismic strapped, a leak pan at the bottom of the unit (interior location) and an expansion tank installed. It is also recommended that an additional combustion air vent be added to the water heater

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

This inspection is a limited visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Building permits may be required on remodels or improvements to the structure. Gas-fired appliance replacement (water heater, furnace) may also need permitting. Permit status or code compliance is outside the scope of this inspection.

The estimated outside temperature was 70 degrees F.

Columns: •Concrete Piers •Wood Floor Structure: •Wood Joists Wall Structure: •Wood Frame Ceiling Structure: •Truss Roof Structure: •Truss •Plywood

STRUCTURE RECOMMENDATIONS / OBSERVATIONS

No repair to structural components is necessary at this time.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Structural components concealed behind finished surfaces could not be inspected.

• Only a representative sampling of visible structural components were inspected.

• Furniture and/or storage restricted access to some structural components.

• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

• Repair: The perimeter gutters are full of debris. See photo in summary page 5.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Not all of the underside of the roof sheathing is inspected for evidence of leaks.

• Evidence of prior leaks may be disguised by interior finishes.

• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.

• Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Exterior Doors: •Metal Window/Door Frames and Trim: •Wood Entry Driveways: •Concrete Entry Walkways And Patios: •Concrete Porches, Decks, Steps, Railings: •Concrete Overhead Garage Door(s) •Steel Surface Drainage: •Level Grade Fencing: •Chain Link

EXTERIOR RECOMMENDATIONS / OBSERVATIONS

General Comments The exterior of the home is generally in good condition. The landscaping is in good condition. The surface around the home is level and should slope away from the foundation. The gutters in place help assist with proper drainage.

Safety: The house/garage door will not self-close. The hinges should be adjusted or replaced in order to self-close properly to reduce the risk of carbon monoxide from entering the home. See photo in summary page 4.

• Repair: The step has settled below the front porch. See photo in summary page 5.

• Repair: The siding material is damaged or loose in the following areas: Left side, right front, right rear and the ceiling is buckled on the front porch. See photos in summary page 6.

• Monitor: Staining was observed on the interior walls of the garage. See photo in summary page 8.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• A representative sample of exterior components was inspected rather than every occurrence of components.

• The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

• Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Service Entrance Conductors: •Copper Service Equipment & Main Disconnects: •Main Service Rating 150 Amps •Breakers •Located: Rear of home Service Grounding: •Ground Rod Distribution Wiring: •Copper Wiring Method: • Non-Metallic Sheathed Cable Switches & Receptacles: •Grounded Ground Fault Circuit Interrupters: •Exterior, Garage, Kitchen and Bathrooms Smoke / CO Detectors: •Present and tested

ELECTRICAL RECOMMENDATIONS / OBSERVATIONS

Positive Attributes Generally speaking, the electrical system is in good order. All outlets and light fixtures that were tested operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI’s that were tested responded properly.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Electrical components concealed behind finished surfaces are not inspected.

• Only a representative sampling of outlets and light fixtures were tested.

• Furniture and/or storage restricted access to some electrical components which may not be inspected.

• The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Heating System Type: •Forced Air Furnace •Manufacturer: Rheem •Serial Number:

HM5D702F261205446

Vents, Flues, Chimneys: •PVC (polyvinyl chloride) Heat Distribution Methods: •Ductwork (insulated)

HEATING RECOMMENDATIONS / OBSERVATIONS

• Improve: The hall bathroom vanity and base are blocking the air distribution. See photo in summary page 6.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• The adequacy of heat supply or distribution balance is not inspected.

• The interior of flues or chimneys which are not readily accessible are not inspected.

• The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

8393W431210462

A/C Condensate Line

• Repair: The condensate line for the unit terminates in the crawl space. It is recommended that the drain line terminate to the exterior. See photo in summary page 7.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Window mounted air conditioning units are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Crawl Space Insulation: •R3 Fiberboard on stem walls Vapor Retarders: •Roll Roofing Roof Ventilation: •Ridge Vents, Gable Vents and Soffit Vents Crawl Space Ventilation: •Exterior Wall Vents Exhaust Fan/Vent Locations: •Bathrooms and Dryer

INSULATION / VENTILATION RECOMMENDATIONS / OBSERVATIONS

Insulation levels are typical for a home of this age and construction. The low profile roofline prevented entry into the attic.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Main Water Valve Location: •Front of home Interior Supply Piping: •Copper Waste System: •Public Sewer System Drain, Waste, & Vent Piping: •Plastic ABS •Cast Iron •Galvanized Water Heater: •Gas •Approximate Capacity (in gallons): 50 •Manufacturer: A.O. Smith

•Serial Number: NM81-06376-K32 Fuel Shut-Off Valves: •Natural Gas Main Valve at rear of home

PLUMBING RECOMMENDATIONS / OBSERVATIONS

• Repair, Safety Issue: The Temperature and Pressure Relief (TPR) Valve is installed in the wrong location. The element must be immersed in the water within the top 6” of the tank and the discharge tube should terminate to the exterior. See photo in summary page 4.

• Monitor: It is recommended that the unit be seismic strapped, a leak pan at the bottom of the unit (interior location) and an expansion tank installed. It is also recommended that an additional combustion air vent be added to the water heater

• Repair: The hall toilet is loose and should be secured.

• Repair: Both sinks off of the bedroom drain slowly suggesting a blockage of some kind is present. The right sink is leaking at the drain in the cabinet.

• See photo in summary page 7.

LIMITATIONS OF PLUMBING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

• Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.

• Clothes washing machine connections are not inspected.

• Interiors of flues or chimneys which are not readily accessible are not inspected.

• Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Floor Surfaces: •Vinyl/Resilient •Carpet •Wood Laminate Window Type(s) & Glazing: •Sliders •Double Glazed Doors: •Wood-Hollow Core •Metal

INTERIOR RECOMMENDATIONS / OBSERVATIONS

The interior finishes of the home are in above average condition.

Kitchen Counters

• Repair: The counter is damaged at the trim. See photo in summary page 7.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.

• Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Appliances Tested: •Electric Oven •Electric Cooktop

Supply for Washer Other Components Tested: •Cooktop Exhaust Vent/Fan •Door Bell

APPLIANCES RECOMMENDATIONS / OBSERVATIONS

The appliances are in generally good condition. All appliances that were tested responded satisfactorily.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions

• Thermostats, timers and other specialized features and controls are not tested.

• The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Maintenance Advice

UPON TAKING OWNERSHIP

After taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately.

The following checklist should help you undertake these improvements:

q Change the locks on all exterior entrances, for improved security.

q Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors. Consideration could also be given to a security system.

q Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas.

Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.

q Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.

q Examine driveways and walkways for trip hazards. Undertake repairs where necessary.

q Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.

q Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.

q Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.

q Install rain caps and vermin screens on all chimney flues, as necessary.

q Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attended the home inspection, these items would have been pointed out to you.

REGULAR MAINTENANCE

EVERY MONTH

q Check that fire extinguisher(s) are fully charged. Re-charge if necessary.

q Examine heating/cooling air filters and replace or clean as necessary.

q Inspect and clean humidifiers and electronic air cleaners.

q If the house has hot water heating, bleed radiator valves.

q Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.

q Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.

q Repair or replace leaking faucets or shower heads.

q Secure loose toilets, or repair flush mechanisms that become troublesome.

SPRING AND FALL

q Examine the roof for evidence of damage to roof coverings, flashings and chimneys.

q Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity. Level out insulation if needed.

q Trim back tree branches and shrubs to ensure that they are not in contact with the house.

q Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other q Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions.

q Ensure that the grade of the land around the house encourages water to flow away from the foundation.

q Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.

q Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood window frames. Paint and repair window sills and frames as necessary.

q Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.

q Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.

q Test the Temperature and Pressure Relief (TPR) Valve on water heaters.

q Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.

q Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.

q Replace or clean exhaust hood filters.

q Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

ANNUALLY

q Replace smoke detector batteries.

q Have the heating, cooling and water heater systems cleaned and serviced.

q Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.

q Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.

q If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).

q If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

PREVENTION IS THE BEST APPROACH

Although we’ve heard it many times, nothing could be more true than the old cliché “an ounce of prevention is worth a pound of cure.” Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes.

Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home.

Home Inspection Report 149 Watt St.

05-28-14 2:30 p.m.

83536

REPORT OVERVIEW 3

SUMMARY REPORT 4

SCOPE OF INSPECTION 11

STRUCTURE 12

ROOFING 13

EXTERIOR 14

ELECTRICAL 15

HEATING 17

AIR CONDITIONING 18

INSULATION / VENTILATION 19

PLUMBING 20

INTERIOR 21

APPLIANCES 22

MAINTENANCE ADVICE 23

Report Overview

THE HOUSE IN PERSPECTIVE

Approximate Square Feet: 1196 Bedrooms: 3 Bathrooms: 1 Year Built: 1968 Number of Stories: One Furnished: Vacant Structure Style: Single Family

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical

SUMMARY REPORT- IMPROVEMENT RECOMMENDATION HIGHLIGHTS

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.

Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this

Safety: The house/garage door will not self-close. The hinges should be adjusted or replaced in order to self-close properly to reduce the risk of carbon monoxide from entering the home. The pet door in place also compromises the fire protection. See photo in summary page 4.

Smoke Detectors

• Safety: The detector in the front left bedroom is missing in the ceiling.

REPAIR ITEMS

Foundation

• Repair: A section of soil has been undermined beneath the footing in the rear of the home.

• Repair: The step has settled below the front porch and the concrete is cracked and spalling (surface deterioration) in this area.

Exterior Walls

• Repair: The siding material is damaged or loose in the following areas: Front, left rear, top rear, near rear hose bib and the front porch ceiling is buckled. See photos in summary page

Outlets

• Repair: The GFCI in the kitchen did not respond when tested and would not trip. This outlet should be replaced.

• Repair: The outlet is loose in the front right bedroom and an outlet cover is missing in the left front bedroom.

• Repair: The cover is missing on the rear porch light.

Grounding

• Repair: The ground rod connection has come loose and is not attached.

Furnace

• Repair: It is recommended that the gas flex pipe inside the unit be ridged pipe to prevent wear and possibly piercing the flex pipe.

• Repair: The condensate line for the furnace terminates in the crawl space and should terminate to the exterior. The drain line to the exterior is in place but not connected.

• Repair: It is recommended that the Temperature and Pressure Relief (TPR) Valve discharge tube…