Home Inspection Report

Home Inspection Report 7934 In View Circle, Wamego, KS 66547 Inspection Date: Tuesday, April 25, 2017 Prepared For: Justin & Anne Example Prepared By: In View Inspection, LLC 15786 W. Clary Circle Wamego, KS 66547 (785) 341-7934 Justin@InViewInspection.com Report Number: 170425-1 Inspector: Justin Wiebers

7934 In View Circle Wamego, KS 66547 Page 2 Report Summary Major Concerns None apparent Potential Safety Hazards None apparent Items Not Operating 1. Fan on fireplace in master bedroom did not come on during inspection testing. Recommend exploring settings to see if fan is automatically triggered by temperature or time settings. Deferred Maintenance Items 2. Broken window on north side enclosed porch Improvement Items 3. Installation of a longer downspout extension on north side will help prevent water intrusion into basement and help reduce the potential for long-term foundation settling issues. Items To Monitor 4. The life expectancy of water heaters can vary greatly by brand, mineral content in the water, and other factors. Typical life expectancies for water heaters in our area are 8-12 years. While this unit appears to be operating normally, recommend budgeting for replacement. 5. The average life span of a furnace is approximately 20 years; though it can vary greatly depending on brand, annual maintenance and work load. While this furnace appears to be working normally, I recommend planning for replacement. 6. The average lifespan of an outdoor air conditioning condenser is around 15 years. While this unit still appears to be operating properly, I recommend planning/budgeting for replacement. Additional Items Additional issues or concerns are noted beyond this summary page. Please review the complete report for a comprehensive list of inspection items. ratings are noted on a nominal scale of "Satisfactory", "Marginal" or "Poor"

7934 In View Circle Wamego, KS 66547 Page 3 Report Overview Scope of Inspection All components designated for inspection in the InterNACHI 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. Systems such as plumbing/sewer or electrical cannot be tested during the brief timeframe of an inspection to the same levels/capacities/duration as an actively occupied home. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Acceptance of this report constitutes acceptance of these limitations. Main Entrance Faces South State of Occupancy Unoccupied but furnished Weather s Cloudy Recent Rain No Ground Cover Dry

7934 In View Circle Wamego, KS 66547 Page 4 Grounds Sidewalks X Concrete Driveway/Parking X Concrete Porch/Entryway Support/Structure X Concrete Floor Steps X Concrete X Cracked Front Entryway Typical cracks at steps Deck/Balcony X Wood X Treated X Painted/Stained Finish Deck/Patio/Porch Covers Recommend X None The enclosed/covered deck has a satisfactory support structure and stairs.

7934 In View Circle Wamego, KS 66547 Page 5 Covered/enclosed deck Fence/Wall Type Gate Elevated support piers for covered deck X Wood X N/A Landscaping & Grade Negative Grade X Trim back trees/shrubberies Recommend trimming trees/bushes so they don't come into contact with the home. Retaining Wall(s) X Concrete block Faucets/Hydrants X Yes Operable

7934 In View Circle Wamego, KS 66547 Page 6 Exterior Chimney(s) Area: X North Location(s) Viewed From X Roof Rain Cap/Spark Arrestor X Yes X Framed Chase X No apparent defects Evidence of X Metal Flue X No apparent defects Evidence of Gutters X Galvanized/Aluminum X Joints Leaking Attachment Extension needed X North Recommend downspout extensions 6 feet in length to discharge water away from the house to help minimize settling and cracking of the foundation. Recently repaired guttering appears satisfactory Downspouts on north side Recommend monitoring the amount of water discharged by neighbors downspout extension west of garage and make sure water is not accumulating near foundation

7934 In View Circle Wamego, KS 66547 Page 7 Recommend downspout extension on north side be extended to 6 feet from house Siding X Fiberboard Trim X Fiberboard X Aluminum/Steel Soffit X Fiberboard Fascia X Fiberboard Flashing X Aluminum/Steel Caulking Recommend monitoring downspouts for leaks at joints and sealing if necessary Windows Windows- X Metal Windows- Screens X Vinyl/Fiberglass Screens - Storm Windows- X None Storm Windows- X Not Installed Broken exterior window on north side (covered/enclosed porch)

7934 In View Circle Wamego, KS 66547 Page 8 Exterior view of cracked window Interior view of broken window Foundation Basement/Stem Wall X Poured Concrete X N/A Slab Outdoor Electrical Electrical Service Entry Location X Underground Electrical Service Entry Exterior Receptacles Receptacles: X Operable GFCI: X Operable : X None Notes Exterior Wall Construction X Framed X Masonry Type X Not Visible Exterior Doors Main Entrance Weatherstripping: Door condition: Weatherstripping: Door condition: Rear door Door to Garage Weatherstripping: Door condition:

7934 In View Circle Wamego, KS 66547 Page 9 Roof General X All Visibility Inspected From X Roof Style of Roof Roof Type: X Gable X Hip Pitch: X Medium : X Asphalt Shingles Layers: 1 Age: 5-7 years Roof #1 Location: all Ventilation System X Soffit X Ridge X Gable Type Proper ventilation is present to allow adequate cooling during the summer to minimize interior cooling costs, reduce deterioration of shingles, and disperse humidity/condensation during the winter. Soffit vents allow cooler dry air to enter the attic space Flashings X Galv/Alum Valleys X Galv/Alum Ridge vents allow hotter moist air to escape the attic space Gable vents allow hotter moist air to escape the attic space

7934 In View Circle Wamego, KS 66547 Page 10 Valley flashings of Roof Coverings Roof #1 Architectural shingles have a life expectancy of 20-30 years depending on weather, ventilation, and other factors. These shingles appear to be 5 to 7 years years old and with proper maintenance should have several years of service life remaining. Skylights Plumbing Vents The rubber boots (gaskets) around the plumbing vents have been caulked indicating there may have been problems with leaks but vents appear to be well sealed at time of inspection.

7934 In View Circle Wamego, KS 66547 Page 11 Garage Type Type X Attached X 2-Car Garage Door(s) X Overhead X Metal Automatic Opener X Operable Pressure Reverse: X Needs Adjusted Safety Eye Reverse: X Operational Pressure reverse did not trigger when tested. Recommend adjusting sensitivity. Roofing X Same as house Gutters/Eavestrough X Same as house Siding X Same as house Trim X Same as house Floor X Concrete X Typical cracks Source of Ignition within 18" of the floor X N/A Crack in floor at SW corner of garage is unusual but appears to only affect the surface (not structural). Recommend monitoring. Sill Plates Type Typical cracks in garage floor in NW corner X Elevated Electrical Switches: X Operable Receptacles: X Operable GFCI Present?: X Operable Fire Separation Walls & Ceiling X Present

7934 In View Circle Wamego, KS 66547 Page 12 Garage Fire Separation Walls & Ceiling cont. Moisture Stains Present X No Typical Cracks X Yes X Not verifiable Fire door

7934 In View Circle Wamego, KS 66547 Page 13 Laundry Room Laundry Heat source present X Yes Room vented X No Dryer vented X Floor Outlets: X Present X Operable GFCI: X Present X Operable Electrical X Washer X Dryer Appliances Washer hook-up lines/valves Gas shut-off valve X N/A

7934 In View Circle Wamego, KS 66547 Page 14 Interior Fireplace X Living Room X Master Bedroom Location(s) X Gas Type X Metal (pre-fabricated) Miscellaneous Blower: X Operable X Not Operable Damper: X N/A Hearth Extension Adequate X Yes X Secure Mantel Physical condition Blower works in living room Blower in master bedroom fireplace did not operate during inspection Stairs/Steps/Balconies Handrail Risers/Treads Smoke/CO Detectors Smoke Detector X Present Operable: X Not tested Carbon Monoxide Detector X Not Present Operable: X Recommend additional Attic X Scuttlehole/Hatch Access Inspected from X Inside attic X Garage Location X None Flooring Fiberglass: X Batts Rockwool: X Loose Depth: 10-12 inches Insulation Insulation installed in X Walls X Between ceiling joists Vapor barriers X None X Ventilation appears adequate Ventilation Fans exhausted to Attic: X Yes Outside: X No X N/A HVAC Duct Chimney chase Structural problems observed X No Roof structure X Trusses X Wood Ceiling joists X Wood X OSB Sheathing Evidence of condensation X No Evidence of moisture X No Evidence of leaking X No Firewall between units X Yes X Needs repair/sealing X No apparent defects Electrical

7934 In View Circle Wamego, KS 66547 Page 15 Interior Attic cont. Joints not sealed on sheetrock firewall View of insulation in attic Flue piping in attic View of insulation in attic View inside chimney chase Joints in sheetrock firewall have not been taped. Recommend taping with approved fireproof tape or joint compound.

7934 In View Circle Wamego, KS 66547 Page 16 HVAC Heating System Brand name: Bryan Approx. age: 18 years Model #: 350MAV048100 Serial #: 3799A03234 X Marginal Furnace Energy source X Natural Gas Warm air system X Direct drive X Central system Heat exchanger X Sealed Carbon monoxide X Not tested Combustion air venting present X Yes Disconnect: X Yes X Normal operating and safety controls observed Gas shut off valve: X Yes Controls Thermostat Location: outside master bedroom door X Metal duct X Cold air returns Distribution Flue piping X Standard Filter When turned on by thermostat X Fired Proper operation: X Yes X N/A Heat pump Sub-slab ducts X N/A System not operated due to X N/A The average life span of a furnace is approximately 20 years; though it can vary greatly depending on brand, annual maintenance and work load. While this furnace appears to be working normally, I recommend planning for replacement. Exterior A/C Condenser Unit Location: north side Brand: Quantum Plus Model #: 550AN036-E Serial #: 2100E06506 Unit #1 Approx. Age: 17 years X Marginal Energy source X Electric X Air Cooled Unit Type Connections Outside Disconnect: X Yes Maximum Fuse/breaker Rating (amps): 30 Fuses/Breakers Installed (amps): 30 Refrigerant Line: Cabinet/Housing Condenser Fins The average lifespan of an outdoor air conditioning condenser is around 15 years. While this unit still appears to be operating properly, it is marked marginal based on its service life. Recommend planning/budgeting for replacement. Evaporator Coil Type of System X Central System Age: 18 years X Not Visible Evaporator Coil Refrigerant Lines Condensate Line/Drain X To Drain Secondary Condensate Line/Drain Present: X Yes Needed: X Yes Temperature Differential (14-22 Degrees is normal): 14 Operation X Marginal Evaporator coil rated marginal based on its age compared to anticipated life span. Recommend monitoring and planning/ budgeting for replacement.

7934 In View Circle Wamego, KS 66547 Page 17 Electrical Main panel X Basement Main Shut Off Location: X Exterior Service Entry Location General Panel Adequate Clearance to Panel X Yes Amperage/Voltage X 200a Breakers/Fuses X Breakers Appears Grounded? X Yes Safety Breakers GFCI: X Not Present AFCI: X Not Present X Aluminum Main Wire : Main wire Branch Wire X Copper X Romex Branch Wire : Branch Wire X None Main electrical panel Inside view of main electrical panel Main electrical shut-off on north side exterior at main service entrance Sub panel(s)

7934 In View Circle Wamego, KS 66547 Page 18 Plumbing Water Service Main shut-off location X Basement Water entry piping X Copper/Galv. X PEX Plastic Lead other than solder joints X Unknown Visible water distribution piping X Copper Water Pressure: 90 psi Flow Drain/Waste/Vent System X PVC Pipe Installation Supports: X Metal Straps/Brackets X Plastic Straps/Brackets Insulation: X No Insulation Water pressure regulator above Water main shut-off below Fuel Systems Interior Fuel Storage X N/A Fuel Line Type X Black Iron X Corrugated Stainless Steel Tubing (CSST) Fuel Line Main Fuel Shut Off Location X At Gas Meter On Exterior Of Home Drainage Systems Sump Pump X Present X Not Tested Floor Drains X Present X Not Tested Sump pump Water Heater General X 50 Gallon Tank Brand Name: American Model #: G61-50T40-3NV Serial #: 9916102381

7934 In View Circle Wamego, KS 66547 Page 19 Plumbing Water Heater cont. General cont. Approximate Age (years): 18 years X Natural Gas Type Combustion air venting present X Yes X Yes Extension proper: X Yes Relief valve Vent pipe X Marginal The temperature pressure relief valve appears to have been replaced after leaking. Valve appears satisfactory at time of inspection. The life expectancy of water heaters can vary greatly by brand, mineral content in the water, and other factors. Typical life expectancies for water heaters in our area are 8-12 years. While this unit appears to be operating normally, it is marked marginal due to its service life. Recommend planning/ budgeting for replacement.

7934 In View Circle Wamego, KS 66547 Page 20 Kitchen Countertops Cabinets Plumbing Faucet Leaks X No Pipes leak/corroded X No Sink/Faucet Functional drainage Functional flow Walls & Ceiling Heating/Cooling Source X Yes Floor Appliances X Operable Disposal X Operable Oven X Operable Range X Operable Dishwasher Air Gap Present: X No Dishwasher Drain Line Looped: X Yes Dishwasher Trash Compactor X N/A X Operable Exhaust fan X Operable Refrigerator X Operable Microwave Receptacles present X Yes X Yes GFCI Fan on microwave does not operate properly.

7934 In View Circle Wamego, KS 66547 Page 21 Dining Room Dining Room Walls & Ceiling Moisture stains X No Floor X None Ceiling fan Switches: X Yes X Operable Receptacles: X Yes X Operable Electrical Heating source present X Yes Doors Windows

7934 In View Circle Wamego, KS 66547 Page 22 Living Room Living Room X Main Floor Location Walls & Ceiling Moisture stains X No Floor Ceiling fan Switches: X Yes X Operable Receptacles: X Yes Electrical Heating source present X Yes X None Doors Windows

7934 In View Circle Wamego, KS 66547 Page 23 Master Bedroom Room Floor: X First Floor Area: X NE Location X Master Bedroom Type Walls & Ceiling Moisture stains X No Floor Ceiling Fan Switches: X Yes X Operable Receptacles: X Yes Electrical Heating source present X Yes Bedroom Egress restricted X No Smoke Detector X Present X Not Tested Doors Windows

7934 In View Circle Wamego, KS 66547 Page 24 Master Bathroom Bath X Master Bathroom Location Faucet leaks: X No Pipes leak: X No Sinks Faucet leaks: X No Tubs Faucet leaks: X No Pipes leak: X Not Visible Showers Operable: X Yes Toilet X Operable Whirlpool GFCI: X Yes Whirlpool Shower/Tub area X Ceramic X Fiberglass : Caulk/Grouting needed: X No Drainage Water flow Moisture stains present X No Doors Window Receptacles: X Present X Operable GFCI: X Present X Operable Electrical Heat source present X Yes X Operable Exhaust fan Master shower water flow is slow. Recommend cleaning shower head to see if problem is due to hard water deposits. Left sink in master suite drains slowly. Recommend cleaning drain.

7934 In View Circle Wamego, KS 66547 Page 25 SE Bedroom Room Floor: X First Floor Area: X SE Location X Bedroom Type Walls & Ceiling Moisture stains X No Floor Ceiling Fan Switches: X Yes X Operable Receptacles: X Yes Electrical Heating source present X Yes Bedroom Egress restricted X No Smoke Detector X Present X Not Tested Doors Windows

7934 In View Circle Wamego, KS 66547 Page 26 Bathroom Bath X Main Floor Location Faucet leaks: X No Pipes leak: X No Sinks Faucet leaks: X No Pipes leak: X Not Visible Showers Operable: X Yes Toilet Shower/Tub area X Fiberglass : Caulk/Grouting needed: X No Drainage Water flow Moisture stains present X No Doors Skylight Receptacles: X Present X Operable GFCI: X Present X Operable Electrical Heat source present X Yes X Operable Exhaust fan

7934 In View Circle Wamego, KS 66547 Page 27 Basement Stairs X Yes : Handrail Headway over stairs Foundation X Poured Concrete Horizontal cracks X None Visible X None Visible Step cracks Vertical cracks X None Visible Covered walls X South Movement apparent X None Indication of moisture X No X None Recommendations Floor X Concrete X Typical cracks Girders/Beams X Partially Visible X Wood Columns X Partially Visible X Wood Joists X Partially Visible X Wood X Engineered I-Type Subfloor X Partially Visible

7934 In View Circle Wamego, KS 66547 Page 28 Basement Bathroom Bath X Basement Location Faucet leaks: X No Pipes leak: X No Sinks Faucet leaks: X No Pipes leak: X Not Visible Showers Operable: X Yes Toilet Shower/Tub area X Fiberglass : Caulk/Grouting needed: X No Drainage Water flow Moisture stains present X No Doors X None Window Receptacles: X Present X Operable GFCI: X Present X Operable Electrical Heat source present X Yes X Operable Exhaust fan