Inspection Report provided by:

Transcription

1 Inspection Report provided by: AA Integrity Home Inspections, L.L.C. Inspector: Allan M Back 9640 South 520 East Sandy, Utah Cell Fax allan@aainspects.com Property Address: Sample Report Wasatch Front Utah

2 Report Information Client Information Client Name Client Phone and Agent Name Agent Phone and A. Homeowner A. Realtor Property Information Approximate Year Built Approximate Square Footage Number of Bedroom Number of Bath Direction House Faces 2500 square feet. 5 bedrooms. 3 1/2 baths. North. Inspection Information Inspection Date April, Inspection Time Weather Conditions Outside Temperature Price for Inspection 10:00 A.M. Rain & snow. 45 degrees. $ See Website Pricing Schedule Page 2 of 65

3 Table of Contents: Section Content 1...Grounds 2...Exterior 3...Roofing 4...Heating/Air 5...Electrical 6...Plumbing 7...Interiors 8...Kitchen 9...Bath(s) 10...Basement 11...Garage 12...Foundation 13...Summary Page Page 3 of 65

4 Disclaimer WITHIN THE SCOPE OF THE INSPECTION The scope of this inspection and report is limited to a visual inspection of the systems and components as listed below, in order to identify those, if any, which may need replacement or repair. See ASHI Standards of Practice for a detailed description of the scope of inspection. ( Exterior: Landscaping, Retaining Walls, Gutters, Downspouts, Sidewalks and Driveways (both the condition of and as they affect foundation drainage,) Roof, Chimney, Flashing, and Valleys, (for evidence of water penetration and a description of materials,) Siding, Fascia, Soffit, Walls, Widows, Doors, Foundation, Attached Porches/ Decks/ Balconies/ Patios/ Garages (both structural and condition of.) Interior: Plumbing System: Water Supply/Drains/Vents/Water Heaters/Fixtures, and Locating (But Not Testing) Shut Off Valves; Electrical System: Service Drop, Service Panel, Ground Wire, GFCI Plugs, Switches, Receptacles, Installed Fixtures, and Smoke Detectors; Heating/Cooling System: Permanent Systems, Operating Controls/Filters/Ducts, Insulation, Vapor Barrier, and Ventilation; Bathrooms/Kitchen/Other Rooms: Doors/Windows/Walls/Floors (as to general condition), Cabinets, Counter tops, and Installed Fixtures; Structure: Ceilings/Walls/Floors, Stairs/Basements/Attic/Crawl Spaces (if readily accessible)(as to evidence of water damage and general condition.) - The scope of the inspection is limited to the description and the general condition of the above systems. OUTSIDE THE SCOPE OF THE INSPECTION Any area which is not exposed to view or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, lack of access or crawl spaces or any major system (water or electrical systems, heating system, or air conditioner) that is not currently functional is not included in this inspection. The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, insurance policy, or substitute for real estate disclosures which may be required by law. Whether or not they are concealed, the following are outside the scope of the inspection; - Building code or zoning ordinance violations - Thermostatic or time clock controls or Low Voltage wiring systems - Geological stability or soils conditions - Water softener or water purifier systems or solar heating systems - Structural stability or engineering analysis - Saunas, steam baths, or fixtures and equipment - Building value appraisal or cost estimates - Pools or spa bodies or sprinkler systems and underground piping - Radio-controlled devices, automatic gates, elevators, lifts, and dumbwaiters - Furnace heat exchanger, freestanding appliances, security alarms or personal property - Specific components noted as being excluded on the individual system inspection form - Adequacy or efficiency of any system or component - Prediction of life expectancy of any item. - The Inspector is a home inspection generalist and is not acting as an engineer or expert in any craft or trade. If the Inspector recommends consulting other specialized experts, Clients do so at Client s expense. Page 4 of 65

5 CONFIDENTIAL REPORT The written report to be prepared by the Inspector shall be considered the final and exclusive findings of the Inspector/Inspection Company regarding the home inspection at the Inspection Address. The inspection report to be prepared for the Client is solely and exclusively for the Client s own information and may not be relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose any part of it to any other person with the exception of the seller and/or the real estate agents directly involved in this transaction. Client(s) or the inspector may distribute copies of the inspection report to the seller and real estate agents directly involved in this transaction, but neither the seller nor the real estate agent are intended beneficiaries of this Agreement or the inspection report. Client agrees to indemnify, defend, and hold the Inspector/inspection Company harmless from any third party claims arising out of the Client's or Inspectors distribution of the inspection report. DISPUTES Client understands and agrees that the Inspector/Inspection Company is not an insurer, that the price paid for the subject inspection and report is based solely on the service provided. Client also agrees that any claim of failure in the accuracy of the report shall be reported to the Inspector/Inspection Company within five business days of discovery and that failure to notify the inspector within that time period shall constitute a waiver of any and all claims. The Inspector/Inspection Company shall have five business days to respond to the claim. If the Inspector/Inspection Company fails to satisfy the claim, liability shall be limited to a refund of the price paid for the Inspection and Report. Definition of Conditions AS = Appears Serviceable: The item appeared to be in working or usable condition with no major discrepancies noted. R = Repair: The item was at or near the end of its useful lifespan. A certified professional should be contacted for further evaluation and repair. S = Safety Issue: The item is considered a safety hazard and can cause harm to people or property. These items need to be repaired as soon as possible. NI = Not Inspected: The item was not inspected during the inspection. Page 5 of 65

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7 1 Grounds Grading 1 Grounds 1) Grading Conditions AS Front, sides, and rear are graded for drainage, and properly sloped. There is a good slope away from the foundation walls. Driveways - Sidewalks - Walkways 2) Driveway Material and Conditions AS Concrete driveway, in serviceable condition. In good repair, with spalling of surface. Page 7 of 65

8 1 Grounds 3) Sidewalk Material and Conditions AS Concrete walkway, in good serviceable condition. City sidewalk is in serviceable condition. Retaining Wall 4) Retaining Wall Material and Conditions AS Retaining walls are constructed of large rock. Retained areas are in good condition and appear stable. Page 8 of 65

9 1 Grounds Front - Back Entrance 2 Exterior 5) Front Entrance Conditions AS Entry is covered and protected from the weather. Steps and landing are level, and in good condition. 6) Back Entrance Conditions R Back entry is partially protected by roof overhang. Deck and stairs are level and solid. The deck stair handrails are not usable, and should be replaced. Page 9 of 65

10 2 Exterior Exterior Walls Structure Type Exterior Wall Covering Wood-framed structure. Stucco with brick wainscot. Vinyl siding at sides and rear. 7) Exterior Wall Conditions AS Exterior is in good serviceable condition. Recommend a careful "pressure washing", to help take stains off the masonry (as discussed). Page 10 of 65

11 2 Exterior Exterior Doors 8) Front Door Conditions AS Front door fits well and operates properly. 9) Rear Door Conditions AS Patio slider fits and operates properly. Page 11 of 65

12 2 Exterior 10) Interior Garage Man Door AS Garage man door fits well, and operates properly. The knob lock is a bit difficult to operate, recommend graphite lubricant as a "maintenance" item. Exterior Water Faucet(s) Faucet Locations Faucets are located at the front and the rear of the home. 11) Faucet Conditions AS Faucets operate properly. Remember to disconnect hoses from faucets during freezing weather, in order to prevent faucet pipe from freezing and bursting. Page 12 of 65

13 2 Exterior Exterior Electrical 12) Electrical Conditions AS Electrical receptacles at front, side, and rear test properly. Page 13 of 65

14 2 Exterior 13) Doorbell Conditions AS Doorbells are operational. Roof Covering 3 Roofing Method of Inspection Roof Style Roof Covering Material Number of Layers By ladder, onto roof. Hip roof, with front gables. Architectural asphalt shingles. One layer of shingles. 14) Roof Covering Condition AS Roof is in good condition. Shingles are lying flat. Interior of roof is dry. Page 14 of 65

15 3 Roofing 15) Flashing Conditions R Flashing has been installed properly. Flashing is in need of deferred maintenance, as small gaps are opening up between the vertical piping, and the conical flashing. These gaps can allow water into the attic if left unsealed. Page 15 of 65

16 3 Roofing 16) Gutter and Downspout Conditions AS Gutters and downspouts appear to be in good condition. Gutters are mostly clear of leaves and debris. The east side does have some debris in the gutter, however. One of the gutter downspouts has extensions to move water away from home. This is a good plan for water management. Page 16 of 65

17 3 Roofing Attic Area Attic Access Method of Inspection Roof Frame Type Through panel in bedroom ceiling. By ladder, into attic. Truss-built roof. 17) Attic Conditions AS Attic was dry and ventilated. Ventilation was through "turtle-back" exhaust vents, and perforated soffit panels. Attic Insulation Type Blown-in cellulose insulation. 18) Attic Insulation Conditions AS Insulation was level and dry. Insulation was R-38 in value. Page 17 of 65

18 3 Roofing Heating 4 Heating - Air Location of Units Heating Type Energy Source Approximate BTU Ratings In basement mechanical room. Forced air furnace. Natural gas-fired. 88,000 80%+ efficiency. 19) Unit Conditions R Furnace appears to be in good condition. Furnace fire up and heated readily. It did "short-cycle" for a while until I pulled out the dirty filter, switched it to "cool", and blew out some of the dust. It then worked much better. Recommend cleaning out all that is accessible in the furnace with a shop vac. The filter size is 20"x 25"x 1". Remember to change air filter regularly, Page 18 of 65

19 4 Heating - Air to allow furnace/air conditioner to operate efficiently, and to enhance your comfort. FYI: the "error code" in the furnace was #33, a "Limit Circuit Fault". Also, the drain for the a/c coil is broken off, and will flood the furnace this summer if not replaced. 20) Ventilation Conditions AS Observed air flow to heating registers throughout home. 21) Thermostat Condition R System has a electronic heating/cooling thermostat. Thermostat is fully operational at time of inspection. Thermostat is not well-mounted to wall, hanging kind of loose. Page 19 of 65

20 4 Heating - Air Air Condition - Cooling Type of Cooling System AC Unit Power Refrigerated air conditioning. 220 Volt. 22) AC Unit Conditions AS Appears to be in good serviceable condition. A/C started right up, and soon supplied cool air to registers. Service Drop - Weatherhead 5 Electrical Electrical Service Type Electrical Service Material Underground service to meter base. Aluminum to meter base. Page 20 of 65

21 5 Electrical Number of Conductors Three. 23) Electrical Service Conditions AS Appears to be in good serviceable condition. Main Electrical Panel Main Disconnect Location Electric Panel Location Panel Amperage Rating Circuit Protection Type On west side of home. In basement mechanical room. 100 Amps. Circuit breaker-protected. 24) Wiring Methods AS Non-metallic sheathed cable (typically called Romex). 25) Electrical Panel Conditions AS Panel was properly wired. Interior of panel was neat and organized. None of the circuit breakers was "double-tapped". Page 21 of 65

22 5 Electrical Water Main Line 6 Plumbing Main Shutoff Location Main Line Material In wall of basement bed room. Copper. 26) Main Line & Valve Conditions AS In good condition. Valve is easy to operate. No leaks were observed. Water Supply Lines Supply Line Material Copper, with a small amount of plastic (pex) piping. 27) Supply Line Conditions AS System is in good serviceable condition, with no leaks observed at time of inspection. Page 22 of 65

23 6 Plumbing Drain - Waste Lines Drain Line Material ABS plastic drain lines. 28) Drain Line Conditions AS System is in good serviceable condition, with no leaks observed at time of inspection. Inside of all sink cabinets was dry. Water Heater(s) Water Heater Type Water Heater Location Water Heater Capacity Gas-fired water heater. In basement mechanical room. 50 gallons. Page 23 of 65

24 6 Plumbing 29) Water Heater Conditions AS In serviceable condition, with no leaks or corrosion observed. Heater has a light-weight metal strap for seismic bracing, recommend upgrading to "approved" water heater "seismic straps". Radon Mitigating System 30) System Conditions AS System installed Has pipe through basement slab, running uo through roof. "In-line" fan is running in the garage. Manometer is showing a vacuum. It is operating as designed. Page 24 of 65

25 6 Plumbing Living Room and Entry Foyer 7 Interiors 31) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint touchup will be needed. Page 25 of 65

26 7 Interiors 32) Floor Conditions AS Tile floor, in good condition. 33) Door Conditions AS Patio slider fits and operates properly. Page 26 of 65

27 7 Interiors 34) Electrical and Smoke Alarm S Light switches and receptacles operate and test properly. Ceiling fan is operational. Smoke alarm is missing. Note: this is the case throughout the home, missing smoke alarms, so it will only be mentioned once, here. Smoke alarms are a necessary "Health & Safety" item, and should be replaced. Master Bedroom 35) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint touchup will be needed. 36) Floor Conditions AS Carpeted floor, in serviceable condition. Recommend cleaning, as there are stains. 37) Window and Door Conditions R Insulated vinyl window, in operable condition. Doors fit well and operate properly. Entry door jamb is split. Page 27 of 65

28 7 Interiors 38) Electrical and Smoke Alarm AS Light switches and receptacles operate and test properly. Ceiling fan is operational. Fan light glass is missing. Smoke alarm is operable. Bedroom 2 39) Wall and Ceiling Condition AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 40) Floor Condition R Carpeted floor, in serviceable condition. Carpet has damage at closet door. Closet doors drag on carpet. Page 28 of 65

29 7 Interiors 41) Window and Door Condition AS Insulated vinyl window, in operable condition. Doors fit well and operate properly. 42) Electrical and Smoke Alarm AS Light switches and receptacles operate and test properly. 43) Vanity Sink Cabinet AS In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Page 29 of 65

30 7 Interiors Bedroom 3 44) Wall and Ceiling Condition AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 45) Floor Condition R Carpeted floor, in serviceable condition. Recommend cleaning, as there are stains. Carpet is loose at bath door. Page 30 of 65

31 7 Interiors 46) Window and Door Condition R Insulated vinyl window, in operable condition. Doors fit well and operate properly. Entry door is damaged. Page 31 of 65

32 7 Interiors 47) Electrical and Smoke Alarm AS Light switches and receptacles operate and test properly. 48) Vanity Sink Cabinet R In good serviceable condition. Water supplies are disconnected, unable to test. Bedroom 4 - Basement 49) Wall and Ceiling Condition AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 50) Floor Condition AS Carpeted floor, in serviceable condition. Recommend cleaning, as there are stains. Has a repair as well. Page 32 of 65

33 7 Interiors 51) Window and Door Condition AS Insulated vinyl window, in operable condition. Window has stains on the glass, too. Door fits well and operates properly. Knob is loose. 52) Electrical and Smoke Alarm AS Light switches operate and test properly. 3 outlets have no ground. Bedroom 5 53) Wall and Ceiling Condition AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. Page 33 of 65

34 7 Interiors 54) Floor Condition AS Carpeted floor, in serviceable condition. 55) Window and Door Condition R Insulated vinyl window, in operable condition. Exterior pane is broken. Door fits well and operates properly. Knob is loose. Page 34 of 65

35 7 Interiors 56) Electrical and Smoke Alarm AS Light switches and receptacles operate and test properly. Light switch is behind door. Basement Bonus Room 57) Wall and Ceiling Condition AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 58) Floor Condition AS Laminate floor, in good serviceable condition. Page 35 of 65

36 7 Interiors 59) Window and Door Condition R Insulated vinyl window, in operable condition. Door fits well and operates properly. Knob is missing. Stop molding is loose, pulled away from jamb. 60) Electrical and Smoke Alarm S Light switches and receptacles operate and test properly, except outlet by window has "Hot-to-Neutral", should be corrected as a "Health & Safety" item. Page 36 of 65

37 7 Interiors Interior 8 Kitchen 61) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint touchup will be needed. 62) Floor Conditions AS Tile floor, in good condition. Page 37 of 65

38 8 Kitchen 63) Door Conditions R Pantry door fits well and operates properly. Door has damage from hinge stop. Recommend bondo if you are going to repair it yourself. 64) Electrical Conditions S Light switches and GFCI receptacles operate and test properly. GFCI at sink is loose, needs to be secured. 65) Ventilation Conditions AS There is no ventilation. Kitchen Sink - Counter tops - Cabinets 66) Counter Conditions R Laminate countertop, in serviceable condition. Has chips in laminate. Recommend caulking at backsplash to keep water out of cabinet/wall. Page 38 of 65

39 8 Kitchen 67) Cabinet Conditions AS Cabinets are solid, with doors and drawers fully operational. Cabinets need cleaning, are sticky. 12" cabinet is missing at stove. 68) Sink Plumbing Conditions R Hot is on left, and cold is on right. No current leaks under sink. Sink drains well. Faucet is worn out, leaks at gooseneck. Page 39 of 65

40 8 Kitchen 69) Garbage Disposal Condition AS Disposal is fully operational. Appliances 70) Stove - Range Condition AS There is no stove/range. Page 40 of 65

41 8 Kitchen 71) Hood Fan or Microwave Conditions AS There is no hood or microwave. 72) Dishwasher Conditions AS Ran washer on rinse cycle with no problems, no leaks. 73) Refrigerator Conditions AS There is no refrigerator. Opening is 39" wide by 71" tall by 30" deep. Page 41 of 65

42 8 Kitchen Dining Room 74) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 75) Floor Conditions AS Tile floor, in good condition. 76) Window Conditions R Insulated vinyl windows, in operable condition. Left sash window will not stay open, needs springs re-attached. 77) Electrical Conditions AS Light switches and receptacles operate and test properly. Master Bath 9 Bath(s) Page 42 of 65

43 9 Bath(s) 78) Wall and Ceiling Conditions R Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. The cornerbeads above the bath need repair. 79) Floor Conditions AS Tile floor, in good condition. Page 43 of 65

44 9 Bath(s) 80) Window and Door Conditions AS Insulated vinyl window, in operable condition. Glass has a coating that needs to be cleaned off. Door fits well and operates properly. 81) Electrical Conditions AS Light switches and GFCI receptacles operate and test properly. 82) Ventilation Conditions AS Has operational exhaust fan. 83) Counter - Cabinet - Sink Conditions R In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Left cabinet door is loose on the hinge, fell off, needs repair. 84) Shower - Tub Conditions AS Good flow to faucet and shower, tub drains adequately. Recommend caulking cracks around tub as a "maintenance" item. Page 44 of 65

45 9 Bath(s) 85) Toilet Conditions R Flushes well. Toilet "rocks" slightly from side-to-side. Recommend tightening to floor ASAP, so the wax seal doesn't loosen, and result in a leak. Page 45 of 65

46 9 Bath(s) Main Hall Bath 86) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 87) Floor Conditions R Tile floor, in good condition. Wood baseboard missing small piece at tub. 88) Window and Door Conditions AS Insulated vinyl window, in operable condition. Doors fit well and operate properly. 89) Electrical Conditions AS Light switches operate and test properly. 90) Ventilation Conditions AS Has fully functional exhaust fan. Page 46 of 65

47 9 Bath(s) 91) Counter - Cabinet - Sink Conditions AS See bedrooms 2 & 3 for sink conditions. 92) Shower - Tub Conditions R Good flow to faucet and shower. Tub drains slowly. Drain likely needs cleaning. 93) Toilet Conditions AS Flushes well. Toilet is mounted solidly to floor. Half Bath 94) Wall and Ceiling Conditions R Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. Ceiling has what looks like water damage, likely from a leaky roof flashing. Page 47 of 65

48 9 Bath(s) 95) Floor Conditions AS Tile floor, in good condition. 96) Door Conditions AS Door fits well and operates properly. 97) Electrical Conditions AS Light switches and GFCI receptacles operate and test properly. Page 48 of 65

49 9 Bath(s) 98) Ventilation Conditions AS Has fully functional exhaust fan. 99) Counter - Cabinet - Sink Conditions R In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Toilet paper holder is missing a bracket. 100) Toilet Conditions AS Flushes well. Toilet is mounted solidly to floor. The lid has been broken, and is glued back together. Page 49 of 65

50 9 Bath(s) Bath 4 - Basement 101) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint touchup will be needed. 102) Floor Conditions AS Roll vinyl floor, in good serviceable condition. Page 50 of 65

51 9 Bath(s) 103) Door Conditions AS Door fits well and operates properly. 104) Electrical Conditions AS Light switches and GFCI receptacles operate and test properly. Light switch has a "motion sensor". Page 51 of 65

52 9 Bath(s) 105) Ventilation Conditions AS Has fully functional exhaust fan. 106) Counter - Cabinet - Sink Conditions AS In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Knob is missing on stopper. Mirror is missing. 107) Shower - Tub Conditions R Good flow to faucet and shower. Tub drains very slowly. Drain likely needs cleaning. Page 52 of 65

53 9 Bath(s) 108) Toilet Conditions AS Flushes well. Toilet is mounted solidly to floor. Walls - Ceilings - Floors 10 Basement 109) Basement Stair Conditions AS Stairs are solid, with no bouncing or squeaking. Page 53 of 65

54 10 Basement 110) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. 111) Floor Conditions AS Carpeted stairs, in serviceable condition. Recommend cleaning. 112) Electrical and Smoke Alarm AS Light switches operate and test properly. Carbom monoxide alarm in basement has no batteries. Family Room 113) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. Page 54 of 65

55 10 Basement 114) Floor Conditions AS Has no floor finish, bare concrete. 115) Window and Door Conditions R Insulated vinyl windows, in operable condition. Screens are damaged. Door at foot of stairs is damaged, has no knob, either. Page 55 of 65

56 10 Basement 116) Electrical and Smoke Alarm AS Light switches and receptacles operate and test properly. Outlet by sink has no ground, however. 117) Sink Cabinet Condition R In good serviceable condition. Hot is on left, cold is on right. Sink drains well. No leaks under sink. Faucet is loose, needs to be tightened in place. Page 56 of 65

57 10 Basement Laundry Location On main floor. In main floor mudroom. 118) Wall and Ceiling Conditions AS Walls and ceiling are in serviceable cosmetic condition. Light paint touchup will be needed. Page 57 of 65

58 10 Basement 119) Floor Conditions R Tile floor, in good condition. Floor has a drain for a washer pan, but the pan is missing. 120) Door Conditions R Garage man door fits well and operates properly. Other door is off its hinges, is missing. Page 58 of 65

59 10 Basement 121) Electrical AS Light switches and receptacles operate and test properly. Has exhaust fan. 122) Utility Hookup Condition AS Has hookups for clothes washer and electric dryer. Has no piping for gas dryer. Walls - Ceilings - Floors 11 Garage Garage Type 2-car attached garage. 123) Wall and Ceiling Conditions AS Garage/house wall has one coat of tape and mud, commonly called a "fire-tape" finish. This is for fire protection for the interior of the home. The rest of the garage is unfinished. Page 59 of 65

60 11 Garage 124) Floor Conditions AS Concrete slab, in good condition. 125) Window Conditions AS Insulated vinyl window, in operable condition. Page 60 of 65

61 11 Garage 126) Vehicle Door Conditions AS Rollup door operates properly with automatic opener. Electric "safety" sensors work properly. Door "reverses" when beam is crossed. 127) Electrical Conditions S Light switches and receptacles operate and test properly. The GFCI receptacle at the interior wall is broken, needs replaced. Foundation 12 Foundation Foundation Type and Material Poured concrete foundation. 128) Foundation Conditions AS Appears to be in good condition. Has no evidence of settling or displacement. Page 61 of 65

62 12 Foundation Flooring Structure Flooring Support Type Framed with standard 2"x 10" dimensional lumber. 129) Flooring Support Conditions AS System is solid, with no bouncing or squeaking observed during inspection. Page 62 of 65

63 summary REPORT SUMMARY PAGE This is only a summary of the inspection report and is not a complete list of discrepancies. Section Condition # Comment Exterior 6 Back entry is partially protected by roof overhang. Deck and stairs are level and solid. The deck stair handrails are not usable, and should be replaced. Roofing 15 Flashing has been installed properly. Flashing is in need of deferred maintenance, as small gaps are opening up between the vertical piping, and the conical flashing. These gaps can allow water into the attic if left unsealed. Heating - Air 19 Furnace appears to be in good condition. Furnace fire up and heated readily. It did "short-cycle" for a while until I pulled out the dirty filter, switched it to "cool", and blew out some of the dust. It then worked much better. Recommend cleaning out all that is accessible in the furnace with a shop vac. The filter size is 20"x 25"x 1". Remember to change air filter regularly, to allow furnace/air conditioner to operate efficiently, and to enhance your comfort. FYI: the "error code" in the furnace was #33, a "Limit Circuit Fault". Also, the drain for the a/c coil is broken off, and will flood the furnace this summer if not replaced. Heating - Air 21 System has a electronic heating/cooling thermostat. Thermostat is fully operational at time of inspection. Thermostat is not well-mounted to wall, hanging kind of loose. Interiors 34 Light switches and receptacles operate and test properly. Ceiling fan is operational. Smoke alarm is missing. Note: this is the case throughout the home, missing smoke alarms, so it will only be mentioned once, here. Smoke alarms are a necessary "Health & Safety" item, and should be replaced. Interiors 37 Insulated vinyl window, in operable condition. Doors fit well and operate properly. Entry door jamb is split. Interiors 40 Carpeted floor, in serviceable condition. Carpet has damage at closet door. Closet doors drag on carpet. Interiors 45 Carpeted floor, in serviceable condition. Recommend cleaning, as there are stains. Carpet is loose at bath door. Interiors 46 Insulated vinyl window, in operable condition. Doors fit well and operate properly. Entry door is damaged. Interiors 48 In good serviceable condition. Water supplies are disconnected, unable to test. Interiors 55 Insulated vinyl window, in operable condition. Exterior pane is broken. Door fits well and operates properly. Knob is loose. Page 63 of 65

64 Interiors 59 Insulated vinyl window, in operable condition. Door fits well and operates properly. Knob is missing. Stop molding is loose, pulled away from jamb. Interiors 60 Light switches and receptacles operate and test properly, except outlet by window has "Hot-to-Neutral", should be corrected as a "Health & Safety" item. Kitchen 63 Pantry door fits well and operates properly. Door has damage from hinge stop. Recommend bondo if you are going to repair it yourself. Kitchen 64 Light switches and GFCI receptacles operate and test properly. GFCI at sink is loose, needs to be secured. Kitchen 66 Laminate countertop, in serviceable condition. Has chips in laminate. Recommend caulking at backsplash to keep water out of cabinet/wall. Kitchen 68 Hot is on left, and cold is on right. No current leaks under sink. Sink drains well. Faucet is worn out, leaks at gooseneck. Kitchen 76 Insulated vinyl windows, in operable condition. Left sash window will not stay open, needs springs re-attached. Bath(s) 78 Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. The cornerbeads above the bath need repair. Bath(s) 83 In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Left cabinet door is loose on the hinge, fell off, needs repair. Bath(s) 85 Flushes well. Toilet "rocks" slightly from side-to-side. Recommend tightening to floor ASAP, so the wax seal doesn't loosen, and result in a leak. Bath(s) 87 Tile floor, in good condition. Wood baseboard missing small piece at tub. Bath(s) 92 Good flow to faucet and shower. Tub drains slowly. Drain likely needs cleaning. Bath(s) 94 Walls and ceiling are in serviceable cosmetic condition. Light paint and drywall touchup will be needed. Ceiling has what looks like water damage, likely from a leaky roof flashing. Bath(s) 99 In good serviceable condition. Hot is on left, cold is on right. Sink stopper is functional. Sink drains well. No leaks under sink. Toilet paper holder is missing a bracket. Bath(s) 107 Good flow to faucet and shower. Tub drains very slowly. Drain likely needs cleaning. Basement 117 In good serviceable condition. Hot is on left, cold is on right. Sink drains well. No leaks under sink. Faucet is loose, needs to be tightened in place. Basement 119 Tile floor, in good condition. Floor has a drain for a washer pan, but the pan is missing. Basement 120 Garage man door fits well and operates properly. Other door is off its hinges, is missing. Page 64 of 65

65 Garage 127 Light switches and receptacles operate and test properly. The GFCI receptacle at the interior wall is broken, needs replaced. Page 65 of 65