Michael Newell Consulting

Transcription

1 Cover Page Propery Inspection Report Inspection prepared for: Data Redacted Real Estate Agent: Realistate Agent - Sell, Buy, Rent Date of Inspection: 2/13/2013 Time: 12:00 Age of Home: 24 Size: 1408 Weather: Hot, Sunny 200 sq ft covered patio Estimate total roof at 1700 sq ft. Inspector: Michael Newell License # HI SW Meadowlark Cir, Stuart Phone: Newell0259@bellsouth.net MichaelNewellConslutingLLC.com When I inspect, You KNOW YOUR HOME This report is the intellectual property of Michael Newell and Michael Newell Consulting LLC, which retain sole ownership. Use is limited to the client/client's representatives for the purposes stated in the introduction and summary. Resale/reuse of the report or its contents without written permission is prohibited.

2 Mr, Redacted, I appreciate the opportunity to conduct this inspection for you. Please read the entire report and call me after your review so we can go over any questions you may have. Although the inspection is complete and the report has been delivered, I am still available to clarify concerns or answer specific questions about your planned purchase as well as provide general guidance on maintenance issues. I remain available even after closing. Please understand the inspection does not provide a pass or fail grade. The report is based on an inspection of the visible portions of the property and no invasive/destructive testing was performed. Access to, and visibility of components is sometimes limited by possessions, vegetation, and/or other components. This report focuses on safety and function, and does not evaluate cosmetic features nor conformance to current code. Modification or upgrade to current code is not required for sale of a structure so I concentrate on functionality and condition. I do however, comment on upgrades to current code when I feel they are in the interest of safety or future resale value. For your safety and liability purposes, I recommend licensed contractors evaluate and repair those deficiencies you deem require corrective action. All maintenance should be performed by qualified professionals. All firms working on your property should be licensed and insured (to include workers compensation). This report reflects the conditions I observed at the time of the inspection, and is a snap-shot in time. The conditions and functionality of components may vary and change over time based on occupancy, weather and other external factors such as the quality of electrical service provided to the structure. No structure is perfect, and all homes require continued maintenance to retain serviceability and function. Although many items are listed as fair, this is based on the age of the structure, and this home has many positive features. The big ticket items are generally good and in serviceable condition. The roof is new and in very good condition. The insulation is good, and the electrical system, although not new, was well installed. The HVAC is functioning well. Again, thank you for your business and trust, please call with any questions or concerns. Mike Page 1 of 44

3 Report Summary Report Summary Report Summary As requested, I conducted a pre-purchase inspection on this property on 02/13/2013 to ascertain its current condition and determine if there were deficiencies prior to purchase of the residence. The buyer was in attendance. The summary below consists of an overview, report organization and potentially significant findings. These findings can be the overall condition of a system or component, a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. Any repairs should be done by a licensed &bonded company or competent licensed and insured professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Address, Hobe Sound, 33455, is a single story single family residence with a low sloped roof on an open lot. According to the Martin County Appraisers Office web site the structure has an effective date of 1989, and is 24 years old. The county records indicate there is 1608 sq ft under roof, and the structure is primarily wood frame. The structures entrance faces to the east. According to the Martin County web site, there is one open permit issued. The roof permit was issued in Feb and closed May A few explanations of inspection procedures followed on this property. I refer to moisture testing. Mold and wood destroying organisms require moisture to impact the structure and/or human health. Internal moisture levels in wood must be kept below 16-18% to inhibit or prevent the growth of mold or rot. Additionally, wood internal moisture levels above this are indicative of moisture (water or high humidity) infiltrating the building envelope. Accordingly, I take readings not only in suspect areas, but randomly to establish a pattern of moisture/indication of the water resistance of the structure and effectiveness of the air conditioning system. This includes floors, walls, and structure. Thermal Imaging is used to locate and identify areas of potential moisture or other hard to detect/concealed defects such as electrical hot spots and insulation deficiencies. Thermal anomalies must be independently verified by other testing procedures. This structure had very few anomalies, and the thermal scan therefore confirmed the tight duct work, lack of electrical hot spots and good insulation. The limited number of anomalies resulted in a limited number of IR digital images, and they are supplied to document the duct work, condition of the AC and good insulation. Report Organization: The choice of the first item in the report is based on my experience of where potential buyers express the greatest concern. The remainder follow in what I feel is a logical progression from the roof. Recommendations, FYI and Improve: Not all comments in the report are deficiencies. I provide additional information to make the transition and occupancy easier, such as location of shut-offs, when found. I also make recommendations to improve the structures efficiency or comfort. Please read all comments in full context. Some, such as GFCI or AFCI relate to safety and current requirements, but are only applicable to this structure if you choose to implement them. The comments about rafter vents are an upgrade, and not required. Normally the major areas for potential cost for a property are the roof, the HVAC, the plumbing and the electrical. This property was in fair to good condition in these areas. Page 2 of 44

4 Roof: The roof is a hip roof design, with fiberglass/composite shingles. This roof is relatively new and not an area of concern. I do recommend installation of gutters. Electrical: The electrical system panel was well installed and appears to be in good condition. There are no Arc Fault Circuit Interrupters for the bedrooms, and no Ground Fault Circuit Interrupters for wet areas. Although neither is code required, I do recommend their installation for safety and home improvement. There was only one outlet with a discrepancy, in the garage. With most circuits under load, a thermal scan indicated no hot spots or defective breakers. The kitchen electrical outlets are not GFCI protected. I recommend this be corrected. Consider having GFCI protection installed as a safety precaution for outlets within 6 feet of a plumbing fixture, wet area, in the kitchen or exterior. This can be achieved by: 1. Replacing the outlet in the circuit which is nearest the main electrical service panel with a GFCI outlet. 2. Replacing the breaker currently protecting the electrical circuit which contains these outlets with a GFCI breaker. Plumbing. Visible and accessible plumbing was (except where noted) generally in good serviceable condition. The shower heads leaked, however this is easily remedied. Under-sink plumbing appeared well installed. Faucets were in good condition (guest bathroom tub spout loose) and no seepage or leakage was discovered. See septic section below. Water Heater: This is a functional unit, although it is an older unit. The life expectancy of water heaters varies widely. The unit is performing at this time. I recommend the piping be insulated as a conservation technique. The HVAC is middle aged and it is performing well. I did not detect any air leakage at collars or connectors. I recommend a semi annual maintenance contract on all HVAC components. The filter should be changed monthly. The condition of the interior walls and ceilings is generally very good. The exterior wall condition is addressed below in the exterior section. All under sink cabinetry was inspected with both a moisture meter and thermal scan. Again there is little of note to report with all areas dry. There is no indication of active seepage or leaking. Bathrooms. Bathrooms were in fair condition, with some caulking required in the hall bathroom. Exterior areas: The exterior of this structure is in unknown condition. It has recently been stuccoed over old wood siding. Some rot in the siding was documented at the garage door and the patio screen door. The stucco was installed without a valid permit or inspection, and the after the fact permit is still open. The stucco installation appears to be well performed. Grounds: The grading is generally away from the foundation. Recommend the dirt be removed from contact with the stucco. Vegetation is generally away from the structure and I recommend this be maintained at least 12" from the home. Wood Destroying Organisms (WDO). The Terminix inspector found no termites Septic system. I was unable to locate either a clean out or the septic tank/drain field. It is assumed to be in the front yard. If this is the case, the large palm is in the drain field and this can result in septic system failure. I strongly recommend a septic tank clean out and inspection prior to closing. Exterior Areas Page 10 Item: 1 Doors Garage exterior side door has rot, one hinge not functional and the door frame has rot, recommend door and frame be replaced. Page 3 of 44

5 Grounds Page 15 Item: 6 Plumbing Septic system noted. Strongly advise client to to have the tank pumped and inspected prior to closing. Septic systems require periodic maintenance, see comments in summary. Page 4 of 44

6 1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Buyer Agent present Fully Participated Home Type: Single Family Home Occupancy: Vacant The inspection of the roof included a thermal scan, detailed examination of the flashings, tie-ins, etc. as well as the general condition. I looked for any symptoms of the failure modes for this roof type. This roof is in good condition and appears well maintained. 1. Roof Condition Roof Materials: Roof inspected by walking on roof. Materials: Asphalt shingles noted. Roof is relatively new. Estimated remaining useful life is 20 to 25 years. Recommend periodic removal of pine needles to prolong valley metal and roof life. Recommend sealant be added to antenna mounting bolts. 2. Flashing Rdge vent. Flashings appear to be in good condition. Recommend sealant be added to antenna mounting bolts. Page 5 of 44

7 3. Sky Lights Recommend sealing, entry point for critters. No signs of present or past leaking around the skylight were discovered at time of inspection. Skylight appears new with 2005 roof replacement, meets Miami Dade standards. Skylight appears new with 2005 roof replacement, meets Miami Dade standards. 4. Gutter Meets Miami Dade standards. No gutters or downspouts. Full installation recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splash blocks or extensions to carry water away from the structure. Page 6 of 44

8 5. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. 1. Access 2. Structure Attic Recommendation: The attic access is not insulated. Expect some energy loss through convection. Recommend insulating attic access hatch covers with a batt of fiberglass insulation to reduce energy expenses. Scuttle Hole located in:garage. Scuttle Hole located in:master bedroom closet. Access to attic very limited. AHU is in garage access area. Low slope roof (4 on 12) and structure limit access to a small crawl area next to AHU. Inspected from access hole in master bed room closet and garage scuttle holes. Limited space in attic prevented full entry beyond AHU. 3. Ventilation Properly installed single strapping. Under eave soffit inlet vents noted. See insulation section. Ridge exhaust venting noted. Page 7 of 44

9 4. Vent Screens 5. Duct Work Insulation blocking soffit vents. Vent screens noted as functional. Accessible and visible duct work inspected with thermal scan, no leaks at junctions, collars or in ductwork observed. Accessible and visible duct work inspected with thermal scan, no leaks at juctions, collars or in ductwork observed. 6. Electrical most not accessible due to insullation Duct near bedroom access. Note 140 degree deck, caused by blocked soffit vents. 7. Attic Plumbing PVC plumbing vents Page 8 of 44

10 8. Insulation Condition Materials: Unfinished fiberglass batts noted. Depth: Insulation averages about 6-8 inches in depth Insultation is good, and better than most in homes this age. Rated fair because installation at eaves negates good soffit ventilation. Insulation should not impede air flow from soffit to ridge vent. Recommend installation of rafter vent. This can be done from outside with access from under the soffit. Vermin activity observed in the attic. Vermin can damage insulation & electrical wiring. Recommend a professional pest contractor evaluate for treatment. IMPROVE: The attic access is not insulated. Expect higher energy costs. Recommend insulating the attic access to reduce energy expenses. Approximately 9" insulation. 1. Doors Exterior Areas Thermal scan indicates leaking air due to inadequate/deteriorated weather seal/caulk. Sliding doors to backyard. Garage exterior side door has rot, one hinge not functional and the door frame has rot, recommend door and frame be replaced. Page 9 of 44

11 Air leak at front door, recommend new weather striping Garage exterior side door has rot, one hinge not functional and the door frame has rot, recommend door and frame be replaced. Garage exterior side door has rot, one hinge not functional and the door frame has rot, recommend door and frame be replaced. 2. Window Condition Screen door for front door not installed, automatic closure for rear patio door broken. Suggest caulking of all windows. No major system safety or function concerns noted at time of inspection. Page 10 of 44

12 3. Siding Condition Suggest caulking of all windows. Materials: Stucco veneer noted. No major system safety or function concerns visible at time of inspection, however read summary section. Stucco - Soil contact or proximity. This may provide entrance of moisture or insects to siding. Recommend grading soil so there is at least 4" of space (where practical) between the stucco and the soil below and checking for any damaged trim and siding materials. Stucco - Soil contact or proximity. This may provide entrance of moisture or insects to siding. 4. Eaves & Facia Soffits at the home appeared to be in serviceable condition at the time of the inspection. Fascia covering the ends of rafter or truss tails appeared to be in generally serviceable condition at the time of the inspection. Notable exception is SW corner, see photo. Recommend this be closed as it is a potential entry point for insects and rodents. Page 11 of 44

13 Recommend this be closed as it is a potential entry point for insects and rodents. 5. Exterior Paint 6. Stucco Suggest caulking around doors and windows as necessary. New paint, generally expect 6 to 10 years between paintings. See summary section, new stucco, condition of sheathing unkown. See summary section, new stucco, condition of sheathing unkown. 7. Patio Monitor for deterioration. Tile patio noted. Tile has debonded in area indicated by open had. Currently is not a trip hazard, however I recommend replacement in the near term. Page 12 of 44

14 8. Patio Enclosure Tile has debonded in area indicated by open had. Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. General overall condition appear satisfactory with painted surfaces in good condition, at time of inspection. Grading and Drainage: Grading and drainage are very significant aspects of a property because of the direct and indirect effects moisture can have on the structure. In general, there should be gutters and downspouts with splash blocks or bubblers that discharge away from the building. This structure did not have these feature. Excess water flowing or accumulating under a home on slab on grade and or piers can degrade the bearing capacity of the soil and result in uneven settlement. I generally inspect for splash blocks at all down spouts, and recommend gutters and down spouts when they are missing. Vegetation too close to the structure can contribute to damage by providing a pathway for moisture and insects. I always recommend all landscaping be kept clear of contact with the structure. Sprinkler systems, when installed, help maintain the appearance of the landscaping but there are concerns related to both conservation and drainage. Sprinkler heads should not be adjacent to the building envelope, and heads should not spray the building cladding. Sprinkler zones should not have mixed head types. The automated controls should be set to provide approximately 1/2 inch of water per zone per cycle. Grounds 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Concrete sidewalk noted. No major system safety or function concerns noted at time of inspection. Driveway in good shape for age. No deficiencies noted. Page 13 of 44

15 2. Grading 3. Vegetation Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. The exterior drainage is generally away from foundation -- except in the front of structure. No major system safety or function concerns noted at time of inspection. Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways to wood destroying insects and abrade and damage siding, screens and roofs. 4. Grounds Electrical Trim to remove structure/vegitation contact. Also see utilities section, electrical. No major system safety or function concerns noted at time of inspection. Outlet properly wired, not GFCI. Page 14 of 44

16 5. GFCI No GFCI- Exterior electrical outlets appeared to be in serviceable condition at the time of the inspection but had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, improvements in technology and safety devices have changed. Consider having GFCI protection installed as a safety precaution for outlets outside, in damp areas, or within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the outlet in this circuit which is nearest the main electrical service panel with a GFCI outlet. 2. Replacing the breaker currently protecting the electrical circuit which contains these outlets with a GFCI breaker. 6. Plumbing Materials: Copper piping noted. PVC piping noted. Septic system not located, I assume it is in the front yard based on the location of the well. Septic system noted. Strongly advise client to to have the tank pumped and inspected prior to closing. Septic systems require periodic maintenance, see comments in summary. Septic system not located, I assume it is in the front yard based on the location of the well. 7. Potable water Well and pump noted. Water treatment system noted. Located exterior northwall. Well located northwest portion of yard. Well pump operated when tested, pressure set at 50 psi +/- 5psi. Recommend softener treatment be serviced by licensed company. Page 15 of 44

17 8. Water Pressure 9. Pressure Regulator Water treatment system noted. Located exterior north wall. 50 psi at hose bib. Pressure gauge inoperative. Pressure range is 10 psi, recommend adjusting pressure control on pump to a differential of 20 psi to prolong pump life and save energy. 10. Exterior Faucet Condition Location: Front of structure North side of house. West side of house. Hose bib at west side of house leaks at packing nut, recommend tighten packing nut. 11. Sprinklers The inspector noted a few broken heads. The system did not operate when tested. Page 16 of 44

18 The inspector noted a few broken heads. 1. Slab Foundation Foundation Slab on grade. Concrete slab not visible due to floor coverings. 2. Foundation Perimeter New stucco over foundation/wall/slab interface and to ground level. Recommend regrading at the wall to provide at least 4 inches of clearance between stucco and ground. 3. Foundation Plumbing Not visible for identification. Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants comfortable while maintaining indoor air quality, humidity and ventilation at healthy levels while minimizing operations and maintenance costs. The HVAC system is usually powered by electricity and/or natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. I usually test the heating and air conditioner using the thermostat or other controls. Additionally I note any breaches to the duct work, electrical service deficiencies (such as missing disconnects), insulation problems and non standard add-ons such as electronic air cleaners. Air conditioning systems should be serviced semi annually, and I recommend during the summer the owner make periodic checks of the condensate discharge to ensure the unit is draining. These units performed well, and the thermal scan indicated they were in good operating condition. I found no indication of defects in the duct work. I DO NOT recommend further investigation by an HVAC professional, however monthly filter replacement is recommended. Page 17 of 44

19 1. Condition Materials: AHU located in the attic space. Materials: Heat pump noted This unit is less than 10years old. The average service life for an AHU is approximately 15years. This unit is well within expected service life. Recommend a semi annual service contract. 2. Refrigerant Lines Heat rejection and fan operating well, fan motor not overheating. Missing insulation at A/C unit. Missing insulation at A/C unit. Missing insulation at A/C unit. Page 18 of 44

20 3. AC Compress Condition Location: The compressor is located on the exterior north. Appeared functional at the time of inspection. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature of 17 degrees F. A semi annual HVAC service contract is recommended. Condenser unit is 10years old. 4. Air flow 5. Filters Good heat rejection by condenser unit. Thermal scan of all registers did not reveal any anomalies or indicate air leakage at the collars or ductwork. The supply and return air system appears to be functional. Location: Located inside a filter grill in the hall ceiling. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Filter excessively dirty, replaced during inspection. Page 19 of 44

21 6. Thermostats Filter excessively dirty, replaced during inspection. Location: living room Analog, non-programmable type. Functional at the time of inspection. Thermostats are not checked for calibration or timed functions. 1. Base Water Heater The water heater base is dented. Water heater hung from ceiling, over washer dryer. Consider moving to a floor location for safety and maintenance. 2. Water Heater Condition Heater Type: electric Location: The heater is located in the garage. Tank appears to be in satisfactory condition, bottom is dented. No deficiencies noted with the Temperature Pressure Relief (TPR) valve and discharge pipe. Water temperature observed to be: 120degree F. This is satisfactory Recommended temp should be set at degrees F to prevent scalding, extend water heater life, and improve energy efficiency and conservation. No Catch Pan and Drain: Water heater is installed over appliances. Consider installing pan. Water Source: Private Well Unit is older unit, and life expectancies of water heaters varies greatly. There was indications on the unit at the heating elements of previous electrical problems, see photo. Page 20 of 44

22 There is indications on the unit at the heating elements of previous electrical problems. 3. TPRV 4. Number Of Gallons 5. Plumbing 6. Overflow Condition Appears to be in satisfactory condition -- no concerns. 40 gallons Materials: copper No deficiencies observed at the visible portions of the supply piping. Recommend: visible piping to the hot water heater should be insulated to conserve energy. Materials: copper Temperature Pressure Release (TPR) valve and discharge pipe -- functional and in satisfactory condition. 1. Electrical Panel 2. Main Amp Breaker Electrical Location: Main Location: Garage No major system safety or function concerns noted at time of inspection at main panel box. Main Disconnect located on south exterior wall next to meter box. 150 amp Page 21 of 44

23 3. Breakers in off position 0 Main disconnect located south side exterior next to meter base. 4. Cable Feeds 5. Breakers There is an overhead service drop noted. Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Thermal scan of breakers under load indicate all breakers functioning and within expected temperature limits. Thermal scan of breakers under load indicate all breakers functioning and within expected temperature limits. Page 22 of 44

24 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas such as great rooms. Within these areas I perform a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items and the structure may prevent the me from viewing all areas on the interior. I do not usually test for mold or other hazardous materials, unless this is contracted for as an additional service. I DO check for the causes of mold and will note any indicators of mold including visible growth and odors. No indications of mold or conditions conducive to mold were observed at this residence. I routinely conduct a thermal scan of the spaces (ceilings, walls, floors) to identify poor insulation or indicators of moisture intrusion. No indications of moisture, or electrical overloads were discovered during the thermal scan. There is indication of good insulation. 1. Ceiling Condition Materials: There are drywall ceilings noted. No deficiencies noted. 2. Ceiling Fans Insullation performing well, minor hot spot at cathedral ridge. Operated normally when tested, at time of inspection. 3. Closets 4. Door Bell The closet is in serviceable condition. The closet door was missing. Operated normally when tested. Page 23 of 44

25 5. Doors 6. Electrical 7. Smoke Detectors 8. Window Condition 9. Patio Doors 10. Screen Doors 11. Wall Condition Hollow wood doors. Sliding doors to backyard. All outlets which were accessible were tested and no deficiencies were noted. Bedroom circuits are NOT protected by an arc fault circuit interrupter type breaker. An arc fault interrupter will shut itself off if it detects a short, thus preventing an electrical fire. Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke. This operational test is not performed in case the smoke detector does not clear and cannot be turned off. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. Materials: Aluminum frame windows noted. Operated windows appeared functional, at time of inspection **Sliding Patio Doors** The sliding patio door was functional during the inspection. Not installed, recommend installation and confirmation of proper screen door operation. Materials: Drywall walls noted. Walls in good condition. Master bedroom The main areas of inspection in the bedrooms are the structural and electrical systems. This means that all walls, ceilings and floors were inspected. Doors and windows were also investigated for damage and normal operation. Electrical components are tested for proper operation (AFCIs). In occupied structures personal items in bedrooms may limit my ability and access to some areas during the inspection, and normally I do not move personal items. Walls, ceilings, floors and outlets were scanned with the thermal imager to detect insulation, moisture, and electrical problems. An important electrical component is Arc-Fault Circuit Interrupter (AFCI) protection. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of Page 24 of 44

26 safe building practices has improved, building standards have changed. It is not required; however, I recommend you consider updating the existing electrical circuits to the bedrooms to provide AFCI protection. Arc-fault protection can be provided using either of two methods: 1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have this capability built in. 2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non- AFCI outlets on the circuit controlled by that AFCI breaker. I have included this comment in both bedrooms. 1. Locations Locations: South 2. Doors 3. Ceiling Condition Hollow wood doors. Materials: There are drywall ceilings noted. Thermal scan did not reveal any anomalies. Based on thermal scan, insulation is adequate. Thermal scan did not reveal any anomalies. Based on thermal scan, insulation is adequate, inconsequential gaps at wall cieling joint. 4. Ceiling Fans Operated normally when tested, at time of inspection. 5. Closets 6. Wall Condition The closet is in serviceable condition. Materials: Drywall walls noted. No deficiencies noted. Page 25 of 44

27 7. Floor Condition 8. Electrical 9. Window Condition 1. Locations 2. Doors Flooring Types: Carpet is noted. Flooring in good condition without visible seams or trip hazards. Bedroom circuits are NOT protected by an arc fault circuit interrupter type breaker. An arc fault interrupter will shut itself off if it detects a short, thus preventing an electrical fire. Materials: Aluminum frame windows noted. Operated windows appeared functional, at time of inspection Locations: North west Guest bedroom Hollow wood doors. Door damaged, see photo. 3. Ceiling Condition 4. Ceiling Fans Door damaged. Materials: There are drywall ceilings noted. Thermal scan did not reveal any anomalies. Based on thermal scan, insulation is adequate. Operated normally when tested, at time of inspection. Page 26 of 44

28 5. Closets 6. Wall Condition 7. Floor Condition 8. Electrical 9. Window Condition The closet is in serviceable condition. The closet door was missing. Materials: Drywall walls noted. No deficiencies noted. Flooring Types: Carpet is noted. Flooring in good condition without visible seams or trip hazards. Bedroom circuits are NOT protected by an arc fault circuit interrupter type breaker. An arc fault interrupter will shut itself off if it detects a short, thus preventing an electrical fire. Materials: Aluminum frame windows noted. No safety or deficiency items noted. Master Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to inspect. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. I identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring. I use both a thermal imager and moisture meters to minimize the potential for undetected issues. This is particularly important around the toilet, in piped walls and under the vanities. I found no indication of leakage around any of the bathroom fixtures at this residence. The electrical in these bathrooms is a item of safety and concern, outlets are not GFCI protected. 1. Locations Locations: Master bath adjacent to and part of the master bedroom suite. 2. Doors 3. Ceiling Condition 4. Exhaust Fan No major system safety or function concerns noted at time of inspection. Hollow wood doors. Materials: There are drywall ceilings noted. No deficiencies noted. Exhaust fan is inoperable. Page 27 of 44

29 5. Cabinets 6. Mirrors 7. Counters 8. Floor Condition 9. Toilets 10. Sinks 11. Plumbing 12. Showers 13. Shower Walls 14. Electrical 15. GFCI No deficiencies observed. No safety or deficiency items noted. Solid Surface tops noted. Materials: Ceramic tile is noted. No deficiencies in the tile noted. No indications of leaks or damage. Operated when tested. No deficiencies noted. No deficiencies observed. Thermal scan indicated no evidence of leakage. Moisture meter test results all under 6%, indicating no leakage. Thermal scan indicated no evidence of leakage. Shower head leaks. Ceramic tile noted. No GFCI. Recommend installation of GFCI protected circuit. No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 28 of 44

30 16. A/C 1. Locations 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors 6. Electrical Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. Hall Bathroom Locations: Full bath Hall near Guest bedroom. No deficiencies observed. Materials: There are drywall ceilings noted. No deficiencies noted. Solid Surface tops noted. No major system safety or function concerns noted at time of inspection. Hollow wood doors. No GFCI. Recommend installation of GFCI. 7. GFCI 8. Exhaust Fan 9. Floor Condition 10. Mirrors The bath fan was operated and no issues were found. Materials: Ceramic tile is noted. No indications of leaks or damage. No safety or deficiency items noted. Mirror is old unit and some loss of finish is noted, Page 29 of 44

31 11. Plumbing No deficiencies noted. 12. Showers No deficiencies noted. functional Faucet is loose in the wall. Faucet is not flush to the wall, which may result in water penetration to the interior structure and deterioration of the wall. Shower head leaks. 13. Shower Walls Faucet is loose in the wall. Ceramic tile noted. Caulking needed around perimeter. Shower head leaks. Page 30 of 44

32 14. Bath Tubs 15. Enclosure 16. Sinks 17. Toilets Tub Stains observed. The shower enclosure was functional at the time of the inspection. No deficiencies observed. Thermal scan indicated no evidence of leakage. Moisture meter test results all under 6%, indicating no leakage. No deficiencies noted. Thermal scan indicated no evidence of leakage. Operated when tested. No deficiencies noted. Moister meter slightly high around toilet, no indication of active leakage. Thermal scan indicated no evidence of leakage. Kitchen Kitchens typically include a stove, dishwasher, sink, microwave and other appliances. I checked the available appliances for operation at the time of the inspection. No estimate is provided as to their continued serviceability. 1. Refrigerator and Freezer. Refrigerator operational, temperature 45 degrees. Recommend resetting to 38. Freezer operational. Temperature approximately 9 degrees. Recommend resetting to -3. Page 31 of 44

33 2. Cook top condition Electric cook top noted. This unit was tested and appeared serviceable at time of inspection. Inspection does not include calibration. A thermal scan (see photo) indicates all burners are operational. 3. Oven & Range 4. Microwave 5. Dishwasher 6. Cabinets 7. Counters 8. Electrical All burners heating. Oven(s): Electric The upper and lower electric oven elements were tested at the time of inspection and appeared to function properly. These can fail at anytime without warning. No warranty, guarantee, or certification is given as to future failures. operated No deficiencies observed. No discrepancies noted. No GFCI in kitchen. Page 32 of 44

34 9. GFCI 10. Sinks 11. Plumbing Thermal scan indicated no evidence of leakage. No deficiencies noted and thermal scan did not indicate any leaks. 12. Garbage Disposal 13. Vent Condition 14. Window Condition 15. Floor Condition No deficiencies noted and thermal scan did not indicate any leaks. Operated - appeared functional at time of inspection. You should not have a disposal with a septic system. Materials: Recirculating No deficiencies noted. Materials: Aluminum frame windows noted. Operated windows appeared functional, at time of inspection Materials: Ceramic tile is noted. No safety or deficiency items noted. Page 33 of 44

35 16. Ceiling Condition 17. Wall Condition Materials: There are drywall ceilings noted. Thermal scan did not indicate voids in insulation. Materials: Drywall walls noted. 1. Locations 2. Washer and Dryer 3. Dryer Vent Locations: garage Laundry Units cycled when tested, full operational test not conducted. The dryer vent has a damaged exterior cover. The dryer vent does not extend to the exterior, exterior vent is damaged.. 4. GFCI 5. Plumbing The dryer vent does not extend to the exterior. No GFCI protection present, suggest installing GFCI protected receptacles for safety. No deficiencies noted. Page 34 of 44

36 1. Roof Condition 2. Walls 3. Floor Condition 4. Rafters & Ceiling 5. Garage Electrical Garage Materials: Roof inspected by walking on all planes of the roof. Same as residence, see roof section. Materials: Asphalt shingles noted. See roof summary. There are no firewalls present. The common wall between the garage and home has damage. Fire potential to the home is at a greater risk. Recommend repairing or installing the proper fire rated wall. Materials: Sheet vinyl flooring is noted. Normal wear and tear. Same as the main house. There were no major deficiencies of the roof structure at the time of inspection. No GFCI protection present, suggest installing GFCI protected receptacles for safety. One outlet with open ground, recommend repair. 6. Garage Door Condition Materials: One double car garage door, steel noted. No deficiencies observed. Eye beam and auto reverse tested, operational at time of inspection, no safety deficiencies noted. 7. Garage Door Parts The garage door appeared functional during the inspection. 8. Garage Opener 9. Safety Features Screw drive opener noted. The garage door opener is functional, safety features are built in. Garage vehicle door auto reverse functioned properly at the time of the inspection. Eye beam system present and operating. Page 35 of 44

37 10. Exterior Door 11. Fire Door See exterior door section. Rot on door and frame. Garage-house door does not close automatically. This door is integral to the fire wall/fire stop, and keeps exhaust fumes from the habitable space. Recommend installation of an automatic closure. Page 36 of 44

38 Photos Uniform tempature, no anomilies or wet spots detected. No hot air plume from ridge vent, insulation blocked soffit vents. The upper and lower electric oven elements were tested at the time of inspection and appeared to function properly. These can fail at anytime without warning. No warranty, guarantee, or certification is given as to future failures. Freezer operational. Temperature approximately 9 degrees. Recommend resetting to -3. Water temperature observed to be: 120degree F. Page 37 of 44

39 No deficiencies noted and thermal scan did not indicate any leaks. Thermal scan of all registers did not reveal any anomalies or indicate air leakage at the collars or ductwork. Air leak at front door, recommend new weather striping A/C register, no leaks in system, good tempature split. Good tempature split, mbed closet. Thermal scan indicated no evidence of leakage. Page 38 of 44

40 single strapping, back side. Deck attachment data plate with age. There is an overhead service drop noted. 150 amp Page 39 of 44

41 Recommendation: Insulate attic attic access. Recommend periodic removal of pine needles to prolong valley metal and roof life. Roof is relatively new. Estimated remaining useful life is 20 to 25 years. Automatic closure for rear patio door broken. Page 40 of 44

42 Good installation Suggest caulking of all windows. data plate with age. Well located nothwestportion of yard. Page 41 of 44

43 Water treatment system noted. Located exterior northwall. Pressure gauge inoperative. Recommend sealing penetration at refrigerant lines. Results of termite inspection. No major system safety or function concerns noted at time of inspection at main panel box. Page 42 of 44

44 Recommend white conductors used as line voltage be labled with black tape at both ends. Water heater hung from ceiling, over washer dryer. Consider moving to a floor location for safety and maintenance. Hall Bathroom Mirror is old unit and some loss of finish is noted, Caulking needed around perimeter. Page 43 of 44

45 No deficiencies noted. Moister meter slightly high around toilet, no indication of active leakage. The closet door was missing. Page 44 of 44