*** Harlequin Way home inspection/ Final Analysis / Zachary Zinn / Chesapeake Home Inspector

1. Roofing

The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing.

The inspector is NOT required to inspect: A. antennae. B. interiors of vent systems, flues, and chimneys that are not readily accessible. C. other installed accessories.

~ Overview Photos ~

Styles & Materials

GENERAL ROOF CONDITION / RATING: Fair ( Functional, some concerns, maintenance/repairs needed, aging, worn.)	Roof service life remaining:: 20% or less (plan for replacement, consider cost)	Roof covering material: Architectural style asphalt shingles
Methods used to inspect the roof: Walked roof Attic	Roof drainage system: No roof drainage systems installed	Attic Ventilation: Soffit intake vents installed 8x8 static roof outlet vents installed

System items and inspected components.

1.0

ROOF MATERIALS
Comments and observations: Inspected

Aging Roof - The roof shingle covering is old, and its service life has expired. Observed during inspection are broken, missing shingles, fissures, fractures, dried, brittle shingles and mildew growth (Items 1-5). The shingle covering is in need of replacement and this should be taken into consideration. If replacement is delayed leaks may develop and the need for patching and repairs will accelerate. Recommend further evaluation and replacement cost estimates be obtained from a qualified roofing contractor. Note I: It is not uncommon for roofers to discover hidden rot damage or delamination of roof decking during replacement and they will charge extra for this. Note II: all flashings, roof vents and soil vent boots should be replaced during a new roof installation.

Implications: Water damage to property. Time frame: Immediate Cost: High

1.0 (Item 1)

1.0 (Item 2)

1.0 (Item 3)

1.0 (Item 4)

1.0 (Item 5)

1.1	FLASHINGS Comments and observations: Inspected
	Disclosure - Roof flashings by design are mostly concealed and therefore inspection is limited to visible areas only followed by examinations and testing of the interiors where leaks are suspected. Some leaks can not be detected and will only show during certain weather conditions.

1.2	SKYLIGHTS, CHIMNEYS and Other ROOF PENETRATIONS Comments and observations: Inspected

1.3	ROOF DRAINAGE SYSTEMS Comments and observations: Inspected
	Deficiency - The is covered in debris in areas, not draining as designed and need to be cleaned (Items 1-2). The debris can trap water and cause premature deterioration or leaks. Recommend professional cleaning, inspection and any repair maintenance as needed. Implications: Water damage to property. Time frame: ongoing maintenance Cost: Low 1.3 (Item 1) 1.3 (Item 2)

1.4

ATTIC VENTILATION
Comments and observations: Inspected

General Statement - Attic ventilation plays an important role in reducing the heat loads in your attic, dissipating trapped moisture and contributing to the overall health of your attic/roof system. A poorly ventilated attic can reduce HVAC performance, shorten shingle life, and will promote rot of wood materials if moisture can't escape. Poor eave/soffit vents are the # reason for poor attic ventilation. Typically newer homes are better ventilated but older homes 20+ years, should be reviewed for improvement. It is important to remember that you need balanced intake vents along with outlet vents for good air flow. Installing just a power fan may not accomplish this. See more ventilation tips here

Attic is ventilated

The roof of this home was inspected and reported on it's current condition with the above information. The roof inspection process and the inspector makes every effort to find all areas of concern in order to provide you with a good general consensus of the roof system's condition. However, this consensus is limited to visual observation only of the overall condition. The roof inspection is not technically exhaustive. Therefore Final Analysis Home Inspections can not and does not claim to find and identify any or all water leaks that exists during the inspection or leak under certain weather conditions or leaks that may occur after the inspection. Roof construction and flashings are designed as such that many areas are concealed, obstructed, or just not accessible which will allow some problems can to go undetected. The purpose of a roof inspection is to help determine its condition and potential for leaks. We do report obvious leaks or potential problems to support this purpose but the inspection has limitations and should not be construed as all inclusive of all leaks or a guarantee against future leaks. Subjective to the visual finding, we will be able to recommend whether an invasive or technically exhaustive evaluation should be completed by a qualified contractor or specialist. Any repair items mentioned in this report should be considered before purchase. It is further recommended that qualified contractors be used in further evaluating any issues flagged for concern in this report. All repair items requested by you should be subject to your satisfaction and acceptance of the repair entity and their completed workmanship before you go to settlement.

Learn more about your roof with the Home Reference Book

~ end of ROOF section of this report ~

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2. Exterior

The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings.

The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

~ Overview Photos ~

Styles & Materials

GENERAL EXTERIOR CONDITION / RATING: Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)	Siding material: Vinyl	Trim materials: Wood
Exterior Entry Doors: Steel	Appurtenance: Deck with steps Covered porch Framed screen/patio room	Driveway: Concrete
Evidence of water intrusion at exterior walls windows doors: No

System items and inspected components.

2.0

Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected

Defect - Exterior trim paint has suffered delayed maintenance and is deteriorating and failing at exterior wood trim on fascia's, rakes and frieze boards. (Items 1- 4) Observed paint oxidation,advanced flaking and peeling, exposed wood and some soft wood or rot. Recommend professional prep, repairs and re-sealing with a fresh coat of paint to prevent further deterioration. Cost associated with this repair can be significant and should be taken into consideration.

2.0 (Item 1)

2.0 (Item 2)

2.0 (Item 3)

2.0 (Item 4)

2.1	Doors (exterior) Comments and observations: Inspected
	(1) Defect - Observed some exterior trim or jamb rot or deterioration at the garage utility door frame (Items 1-2). The door threshold is also damaged and pulled away from the door jamb (Item 3). The door is also beginning to rust and is missing the sweeper allowing air and water infiltration from the exterior (Item 4). This type of deterioration is common on most home and is typically caused by moisture exposure and delayed maintenance but can be costly to repair especially if the door frame has to be replaced. Recommend further evaluation, repairs and cost estimates be obtained from a qualified repair contractor. 2.1 (Item 1) 2.1 (Item 2) 2.1 (Item 3) 2.1 (Item 4)
	(2) Defect - The threshold at the patio door is warped and damaged (Item 5). A loose threshold will allow water and air infiltration. Recommend further evaluation and repairs be completed by a qualified door contractor. 2.1 (Item 5)
	(3) Defect - Observed some exterior trim or jamb rot or deterioration at the patio door frame (Item 6). This type of deterioration is common on most home and is typically caused by moisture exposure and delayed maintenance but can be costly to repair especially if the door frame has to be replaced. Recommend further evaluation, repairs and cost estimates be obtained from a qualified repair contractor. 2.1 (Item 6)

2.2	Windows (exterior) Comments and observations: Inspected

2.3

Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected

Defect - Substandard construction. The patio room is built on top a deck like structure (Item 1) with wooden post that are subject to rot and structural failure of the patio room. (Item 2) These rooms should be supported by a permanent foundation of footers, masonry piers and girder beams. Recommend further evaluation and cost estimates be obtained by a building contractor.

2.3 (Item 1)

2.3 (Item 2)

2.4	Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building) Comments and observations: Inspected
	(1) General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result
	(2) Observation - Loose and hanging tree branch is subject to detachment and personal injury. (Item 1) 2.4 (Item 1)

2.5	Garage, Garage door, opener safety reverse (if applicable) Comments and observations: Inspected
	(1) Defect - Right garage door is non-operable. The wheels are missing or damaged, and the cables are not in the guide wheels (Items 1-3). Recommend repairs be completed by a qualified garage door contractor. 2.5 (Item 1) 2.5 (Item 2) 2.5 (Item 3)
	(2) Defect - Observed physical damage at the left garage door (viewed from exterior) panel or framing which can result in door failure and/or personal injury (Item 4). Recommend further evaluation and repairs or replacement be completed by a qualified overhead door contractor. 2.5 (Item 4)

The exterior of the home was inspected and reported on with the above information. Our primary focus is significant defects that can costly or unsafe. While the inspector makes every effort to find all major areas of concern, some items are considered minor or typical and may go unreported. Some of which are discussed verbally during the inspection. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified building contractors be obtained for further evaluation and cost estimates as they relate to inspection findings and comments in this report. It should be expected that all work meets workmanlike quality standards and on completion, is subject to your satisfaction.

Learn more about your EXTERIOR with the Home Reference Book

~ end of EXTERIOR section of this report ~

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3. Interiors

The inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.

~ Overview Photos ~

Powder room

Breakfast nook

Dining room

Living room

Family room

Laundry room

Bedroom

Bedroom

Hall bathroom

Bedroom

Master bedroom

Master bathroom

Styles & Materials

GENERAL INTERIOR CONDITION / RATING: Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)	Ceiling construction materials: Drywall, Sheet rock, Gypsum Plaster veneer	Wall constructuion material: Gypsum board (typical) Plaster veneer finish
Floor Covering(s): Carpet Laminated T&G Ceramic or porcelain tile	Window Types: Vinyl or Plastic Tilt feature Single-hung Thermal/Insulated	Interior Doors / types / styles: Hollow core Masonite Raised panel
Cabinetry: Wood	Countertop: Laminate

System items and inspected components.

3.0	CEILINGS Comments and observations: Inspected
	(1) Satisfactory - The visible areas of the ceilings are generally in typical condition and performing as intended, consistent with normal wear and tear and the age and style of construction. The ceilings were checked for loose gypsum board/plaster and severe cracking. All ceilings were infrared scanned with thermal imaging, all stains or water marks are tested for active moisture using a moisture meter. Items that are cosmetic in nature such as soiled paint, cracked tape joints, normal plaster cracking are considered self evident and not reported unless they are extreme and affecting the design and function of the ceiling.
	(2) Cosmetic - Observed tape joint separation in the living room ceiling (Item 1). Recommend repairs as desired by qualified drywall contractor. 3.0 (Item 1)

3.1

WALLS
Comments and observations: Inspected

Satisfactory - The visible areas of the walls are generally in typical condition and performing as intended, consistent with normal wear and tear and the age and style of construction. The walls were checked for loose gypsum board/plaster, water damage and severe cracking. All walls were infrared scanned with thermal imaging, all stains or water marks are tested for active moisture using a moisture meter. Items that are cosmetic in nature such as soiled paint, cracked tape joints, picture holes and normal plaster cracking are considered self evident and not reported unless they are extreme and affecting the design and function of the walls.

3.2	FLOORS Comments and observations: Inspected
	(1) Satisfactory - Visible areas of the flooring are in typical condition and performing as intended, consistent with the age and style of construction. We do not report on normal wear and tear or cosmetic conditions of the flooring unless it is extreme.
	(2) Deficiency - Located lifted sub floor in the living room causing it to shift and squeak (Item 1). Recommend repairs be completed by a qualified flooring contractor. 3.2 (Item 1)
	(3) Defect - The stone transition in the upstairs hall bathroom is crack and physically damaged making it a trip and fall hazard (Item 2). Recommend repairs be completed by a qualified flooring contractor. 3.2 (Item 2)

3.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments and observations: Inspected
	Inspection - In addition to physical examination of structure, design and soundness, These items were evaluated for safety features such as loose/improper hand/guard rails, head clearances, loose or inconsistent steps and proper lighting.

3.4	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS Comments and observations: Inspected
	(1) Testing - Physical examination of the cabinets, their doors and drawers and counter tops included hardware, improper fastening and normal operation. Conditions that are cosmetic in nature such as finishes, soil, normal wear and tear are considered self evident and not reported.
	(2) Defect - Island counter top and cabinet are loose and detached and is a personal injury hazard (Item 1). Recommend repairs be completed by a qualified cabinet contractor. 3.4 (Item 1)

3.5	DOORS (REPRESENTATIVE NUMBER) Comments and observations: Inspected
	(1) Testing - In addition to physical examination, all interior doors were tested for open, close, balance, loose hinges, square and latching operation. Conditions that are cosmetic in nature such as finishes, soil, normal wear and tear are considered self evident and not reported.
	(2) Defect - The master bathroom shower door is missing door guides which keeps the door panels in place. The door can possibly detach from the top rail and fall, making it a personal injury hazard. Recommend repairs be completed by a qualified contractor. 3.5 (Item 1)

3.6	WINDOWS (REPRESENTATIVE NUMBER) Comments and observations: Inspected
	(1) Testing - In addition to physical examination, all windows were tested for open, close, tilt, latch, weather seal, sash spring balance and fire egress operation. Any broken glass, faulty sash operation and thermal seal failure is reported as a defect below.
	(2) Defect - Insulated glass (IG unit) seal failure - The glazing seal has failed causing etching, fogged appearance and condensation between the double panes of glass (Items 1-9). The insulated double pane glazing has compromised thermal properties in addition to permanent cosmetic damage. The typical repair is to replace the thermal insulated glass (IG unit) with new. There are several local service providers / contractors that specialize in this type of repair. It is recommended you contact them for further evaluation, assess all windows for thermal failure and to obtain repair cost estimates. Be Advised: Evidence of seal failure is affected by environmental temperature and humidity levels making it difficult to detect and not always visible during the inspection but may surface later. The photos and identification of certain windows in this report are for illustration purposes and are not intended to be a complete list. Recommend additional inspections before close of escrow be completed during your walk through inspection. Additionally, if multiple windows in the home have seal failure it should be expected that other windows are likely to fail in the future do to age and poor factory design. 3.6 (Item 1) 3.6 (Item 2) 3.6 (Item 3) 3.6 (Item 4) 3.6 (Item 5) 3.6 (Item 6) 3.6 (Item 7) 3.6 (Item 8) 3.6 (Item 9)

The interior of the home was inspected and reported on with the above information. Interior Inspection limitations: Inside wall framing and cavities are not inspected but may contain concealed or hidden damages such as rot, termites, rodent nesting, missing insulation or leaky plumbing. This inspection does not report obvious cosmetic or esthetic conditions such as aging, wear and tear, dirt filth, soil or physical damage to walls, ceilings, floors, cabinets and counters. Suitability and condition of paints or stains and other surface coatings, inspect for the presence of safety glass where the glazing is not clearly labeled as such. The inspection did not involve moving furniture or personal property and inspecting behind furniture, under area rugs, carpets or areas obstructed from view. Any repair items mentioned in this report should be considered and resolved before closing of purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Learn more about your homes INTERIOR with the Home Reference Book

~ end of INTERIOR section of this report ~

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4. Structural Components

The inspector shall: A. Inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under-floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. Enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

~ Overview Photos ~

Attic

Attic

Roof structur

Attic

Knee wall attic

Knee wall attic

representative view of crawlspace

Styles & Materials

GENERAL STRUCTURAL CONDITION / RATING: Good (No significant concerns, functioning as designed)	Structural inspection limitations: None	Method used to observe attic: Walked
Crawl space access point: Garage	Method used to observe Crawlspace: Crawled	Is there significant structural faiulre/damage/distress was observed/suspected: NO
Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores: No termite or wood destroying insect inspection performed	Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace: No	Was there evidence of Harmful Moisture Conditions in Attic: No
Crawlspace ventilation: foundation vents	Foundation type: Crawlspace	Floor Structure: Dimensional Wood joists (trad. 2x's) Dimensional wood girders (2x's or 6x's)
Wall Structure: Concealed, Not visible, Not determined	Columns or Piers: Masonry block	Ceiling Structure: Enclosed, Concealed, Not visible
Roof Structure: Stick-built 2 X 8 Rafters Sheathing Oriented strand board (OSB)	Roof-Type: Gable

System items and inspected components.

4.0	FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects) Comments and observations: Inspected
	Defect - Evidence of water intrusion and minor damage under the rear entry door in the crawlspace (Item 2). Recommend further evaluation and repairs to be completed by a qualified contractor. 4.0 (Item 1)

4.1

VAPOR RETARDERS (Crawl pace)
Comments and observations: Inspected

Defect-The vapor barrier (plastic) on the crawlspace ground is missing from several locations. A vapor barrier provides added protection to the floor system and building components from harmful moisture, dampness and evaporation that can enter from ground. vapor barrier should be at least 6mil and provide 100% coverage. It should be trimmed and fit around columns, overlapped at seams and pinned down to prevent movement or separation. A qualified contractor should inspect and repair as needed.

4.1 (Item 1)

4.2	STRUCTURAL FRAMING walls, floors, ceilings (where visible) Comments and observations: Inspected
	No structural framing distress or failure was visibly detected.

4.3	STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB Comments and observations: Inspected
	Defect - Masonry pier in the vicinity under the dining room has shifted and separated at the base and no longer providing support (Items 1-2). This pier should be re-centered and reseated and shimmed tightly to the girder (Item 3). Recommend repairs be completed by a qualified structural contractor. 4.3 (Item 1) 4.3 (Item 2) 4.3 (Item 3)

4.4	ROOF STRUCTURE AND ATTIC Comments and observations: Inspected

4.5	CRAWL SPACE VENTILATION (if applicable) Comments and observations: Inspected

The structure of the home was inspected and reported on with the above information. We have made every reasonable effort within the confines of a limited, visual inspection to discover and report obvious SRUCTURAL problems. The primary focus is on significant structural concerns which takes precedence over smaller, more typical discrepancies. Hidden, Concealed or buried components of the structural system such as foundation footings, pier depth, fireplace foundations, etc that are below grade are not inspected.

Additionally, due to the nature of a home inspection being a visual, non-invasive examination of readily accessible areas, some deficiencies, even significant ones can go unnoticed due to limited visibility, concealment, or other restriction. Any restrictions that limit us from reporting on major components will be flagged and identified in this report as an inspection restriction.

Finally discrepant or deficient structural items identified in this report should be carefully reviewed and considered while releasing any inspection contingency you may have in a purchase contract. Items flagged as a defect, deficient or questionable should be further evaluated and properly corrected as needed and determined by qualified trades persons. Some of these persons may need to be licensed, certified professionals or experts in their field or industry. All work or repairs should meet or exceed minimum workman like quality standards and should be subject to your satisfaction and final acceptance.

Learn more about your homes STRUCTURE with the Home Reference Book

~ end of STRUCTURAL section of this report ~

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5. Plumbing System

The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. The inspector shall describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components.C. measure water supply flow and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

~ Overview Photos ~

Master bath jetted tub equipment

Styles & Materials

GENERAL PLUMBING SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	Water heater service life remaining: 80% - 100% (Very Good - No concerns)	Probability of plumbing leaks: Low
Domestic Potable Water Source (not yard irrigation): Public (municiple)	Plumbing waste system: City sewage	Water Supply pipe (from street meter): Polybutylene (PB) (inferior materials)
Water Distribution pipes (inside structure - visible areas only): Polybutylene (PB) (inferior materials)	Plumbing Waste / Drain pipe materials: PVC (Polyvinyl Chloride)	Domestic hot water source: Natural Gas storage tank (quicker recovery)
Water Heater Capacity: 50 Gallon (2-3 people)	Hot water temperature: 110-120 deg F. (low)	Gas piping on premises: Natural Gas
Main water shut off location: Primary valve is at the municipal water meter location Secondary water shut off is in the garage	Main fuel shut off: At the gas meter

System items and inspected components.

5.0	PLUMBING DRAIN, WASTE AND VENT SYSTEMS Comments and observations: Inspected
	Testing - In addition to physical examination, the inspector tested the drain pipes by running all faucets and flushing toilets continually during the inspection while watching for slow or backing up drains or leaks and followed up with thermal imaging scanning and moisture meter test of concealed areas such as the ceilings below a bathroom.

5.1	PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments and observations: Inspected
	(1) Testing - In addition to physical examination, the inspector tested the water supply pipes and fixtures by running all faucets and flushing toilets continually during the inspection while monitoring for slow flow, pressure drops and leaky faucets. We also took pressure readings with all faucets open and all faucets closed looking for a range of 40-60psi. this is followed up with thermal imaging scanning and moisture meter test of concealed areas such as the ceilings below a bathroom.
	(2) Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. (Item 1) Polybutylene (AKA Quest pipes) millions of homes where plumbed with PB in the 80's and 90's but installations ceased in the middle 90's when it was realized to be an inferior piping due to it's higher than normal failure rate. Plastic insert fittings were used in the early years which had a very high failure rate. Copper and Brass insert fittings used in later years have dramatically reduced the failure rate but by then it was too late and was abolished from use altogether. This subject house has copper fittings which have a much higher success rate but still carries a negative stigma surrounding potential failure.. Many homes have been completely re-plumbed by now, especially the ones with plastic fittings. Re-plumb can be very expensive. Most homes are re-plumbed using PEX or CPVC pipes but some use copper. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com Please note that much of the information on the web about PB is "for profit" so take it with a grain of salt. Implications: property damage Time frame: discretionary but urgent Cost: High (8k-10k to re-plumb) 5.1 (Item 1)
	(3) Polybutylene plastic street supply pipe - Polybutylene (PB) plastic plumbing "yard service pipe from meter is installed at this house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. The blue PB used for yard service has a fairly good performance record relative the the grey PB used inside some homes. Any use of PB is disclosed for your information. For further details contact the Consumer Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com 5.1 (Item 2)
	(4) Disclosure - Some or all of the faucets and fixtures in this home are aging, worn from normal wear and subject to leak. It's not uncommon through normal aging and wear for the seals, gaskets and washers to fail after about 20 years of service. It is recommended that you monitor the plumbing devices and consider some preventative maintenance by changing washers, tightening or updating faucets, toilets, tanks before you have a leak. Implications: leaks, water damage. Time frame: Discretionary Cost: low to moderate
	(5) Defect - Observed loose hanging, unsecured water piping at the at the water heater location (Item 3). Pipes that are not secured can become loose or leak at fittings from pipe hammer, whip or strain. Recommend that all piping be secured as required using approved methods and materials and completed by a qualified contractor. Implications: water leaks, property damage. Time frame: earliest convenience. Cost: Low 5.1 (Item 3)
	(6) FYI - The secondary main water cut off is in the garage. (Item 4) 5.1 (Item 4)
	(7) Disclosure - This home contains a private well pump and / or irrigation system (Item 5). This is an accessory system that provides non-potable water and is not part of the homes domestic plumbing. Private well pumps and irrigation systems are beyond the scope and standards of practice of a normal home inspection and are not included in this inspection. If this system is important to you, It is recommend that you seek further information and demonstration of this system from the current owner or a yard irrigation specialist. 5.1 (Item 5)
	(8) Defect - Backflow preventer device is either inoperable or missing from hose bib (Item 6). Backflow preventers are required to prevent bacterial cross connect and contamination of municipal water supplies (Item 7). Backflow preventers have been required since the 1980's. Older homes did not have them installed. Recommend professional corrections be completed by a qualified plumbing contractor. 5.1 (Item 6) 5.1 (Item 7)
	(9) Observation - The master bath jetted tub responded to testing at the time of the inspection. (Item 8) 5.1 (Item 8)

5.2	HOT WATER SYSTEMS Comments and observations: Inspected
	(1) General safety information about hot water temperatures - Hot water systems can be a scald hazard and a source of disease. Water temperatures higher than 130 deg F. can be a scald hazard. Water temperatures less than 120 deg. F. is considered ideal for the growth of harmful bacteria inside the tank–such as Legionella. Monitor your hot water temperatures for safety. Information sources: http://EPA/Legionella: Drinking Water Health Advisory https://OSHA/Domestic Hot Water Systems http;//CSPC avoiding hot water scalds
	(2) Deficiency - The hot water temperature is a little low and may indicate a problem with the water heater or the temperature setting is too low (Item 1). The water temperature should be between 120 and 130 deg F. Recommend further evaluation and correct as needed. 5.2 (Item 1)

5.3

FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments and observations: Inspected

Defect - Observed loose hanging, unsecured gas piping at the HVAC gas pack outside location (Item 1). Pipes that are not secured can become loose or leak at fittings from pipe hammer, whip or strain. Recommend that all piping be secured as required using approved methods and materials and completed by a qualified contractor.

Implications: gas leaks, property damage. Time frame: earliest convenience. Cost: Low

5.3 (Item 1)

5.4	MAIN FUEL SHUT OFF (Describe Location) Comments and observations: Inspected
	FYI - The main fuel shut off is at the gas meter.

The plumbing in the home was inspected and reported on with the above information. The inspector makes every effort to find all areas of concern and we will report all obvious defects or deficiencies. However, the plumbing systems inspection is based on visual observation only and the objective is to determine it's general, overall condition and potential for failure and whether you should have further evaluated by a plumbing contractor using specialized equipment. This plumbing inspection is not technically exhaustive and some areas cannot be inspected which may permit some defects to go undetected. Washing machine drain pipes for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed but still draining satisfactory during an inspection but then fails under normal everyday use. Buried pipe or the internal condition of pipes is not visible and not inspected. The inspector is not required to inspect anything buried, hidden, latent, or concealed. These are plumbing leaks which occur either in or under the concrete foundation or buried in the yard and must be done by a plumbing contractor using specialized equipment. If this home contains older steel or iron drains you may consider getting an internal video scope inspection. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered before purchase and work should be done only by a qualified licensed plumber or plumbing contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

Walk through inspection - Things can break between now and closing. It is your responsibility to check all faucets, drains, toilets, hot water availability, wet ceilings, leaks. etc. again during your final walk through. That is the purpose of the walk through inspection.

Learn more about your homes PLUMBING with the Home Reference Book

~ end of PLUMBING section of this report ~

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6. Electrical System

The inspector shall inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters.

The Inspectors shall describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. Thee presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method.

The inspector is NOT required to inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems , and other signaling and warning devices. 3. low voltage wiring systems and components. 4. Ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. Solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. Determine the age and type of smoke alarms and carbon monoxide alarms.

~ Overview Photos ~

Styles & Materials

GENERAL ELECTRICAL CONDITION / RATING: Good (No significant concerns, functioning as designed)	Electrical inspection limitations: None, Inspected in accordance with ASHI standards of practice.	Electrical Service Cable (from utility pole or transformer): Below ground Aluminum 2/0 cable
Location of MAIN electric service panel(s): garage	Electric service and panel(s): 150 AMP Adequate capacity Main breaker Circuit breakers	Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets: Solid Copper Romex - NM plastic (normal - typical) Grounded (3 prong outlets)
SMOKE DETECTORS: Yes Recommend updating for safety	CARBON MONOXIDE DETECTORS: Recommend updating for safety No CO detectors installed

System items and inspected components.

6.0	SERVICE ENTRANCE CONDUCTORS Comments and observations: Inspected

6.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments and observations: Inspected
	Inspection - The main electric panels and sub panels have been examined for proper labeling, over fusing, melting, scorching, improper breakers/fuses, cabinet condition, improper workmanship and proper grounding.

6.2	BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE Comments and observations: Inspected

6.3	CONNECTED DEVICES AND FIXTURES (Observed from an accesible, representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Comments and observations: Inspected
	(1) Testing and evaluation - In addition to visual examination, all the electric outlets were tested for power, grounding, scorching, paint coverage, reversed wiring, GFCI / AFCI trip and reset. Switches and fixtures are tested for response but be advised some switches may not be in use or bulbs may be blown. Not all receptacles or fixtures can be inspected or tested in homes that are occupied because they may not be accessible. The Inspection of outlets and devices is only intended to provide a representative example of their general condition. Electrical devices can break or stop working between now and closing so it's important that you check again during your final walk through inspection. Final Analysis Home inspections does not guarantee that every single outlet, switch and light fixture will continue to work properly after the inspection. Electric device life expectancy - Electrical switches, outlets and devices wear out after about 20 years of service. Final Analysis does not report normal wear and tear of electrical devices unless it is failed during the inspection. If your outlets and switches are 20 years old or greater, you should plan and budget for replacement.
	(2) Defect, Safety - Conduit brackets missing. Observed a loose, detached conduit at the outside HVAC gas pack (Item 1). Conduits must be securely attached with brackets to prevent movement and strain. Recommend evaluation and repairs be completed by a qualified electrician using approved methods and materials. Implications: Shock hazard, water entry, failed equipment. Time frame: Immediate. Cost: low 6.3 (Item 1)
	(3) Safety, Amateur workmanship - Observed loose and hanging exterior romex wiring that is being used as a plug in cord for the back yard lamp (Items 2 and 3). All romex wiring must be concealed or buried to prevent personal injury and electrocution hazard. Recommend professional repairs be completed by a qualified electrical contractor using approved methods and materials. 6.3 (Item 2) 6.3 (Item 3)
	(4) Safety - One or more electric outlets have been painted (Item 4). Paint can cause an insulating affect on terminal surfaces which can cause high resistance, overheating and burning at receptacle plug. Typical correction would be to replace all affected outlets. Have all receptacles further reviewed and repaired/replaced as needed for safety by a licensed, qualified electrical contractor. 6.3 (Item 4)
	(5) Defect - The front porch outlet is missing half of its cover and is subject exterior elements such as rain water and is a sock and electrocution hazard (Item 5). Recommend repairs be completed by a qualified electrical contractor. 6.3 (Item 5)

6.4	POLARITY AND GROUNDING OF ELECTRIC RECEPTACLES Comments and observations: Inspected
	Testing - In addition to physical condition, all accessible electric outlets were tested for reversed wiring, power available, and proper grounding. House wiring is subjective to the homes age but we report antiquated wiring systems so you'll know.

6.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) Comments and observations: Inspected
	Safety - Old GFCI outlet in the garage the time it takes to trip is delayed when tested which makes it a shock and electrocution hazard (Item 1). Have replaced for safety by a qualified electrical contractor. GFCI's save lives! 6.5 (Item 1)

6.6

OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Not Present

Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was built before AFCI protection was required in 1999 and therefore is missing AFCI protection in bedrooms. AFCI's protect against electrical arcs, sparking and fires.. Recommend consider upgrading to AFCI protection.

“Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes can be accomplished by the gradual replacement of non-AFCI receptacles with AFCI-protected receptacles.”

AFCI's prevent fires. Click here for more information on AFCI's

6.7	SMOKE and CARBON MONOXIDE DETECTORS Comments and observations: Inspected
	(1) Testing - Smoke and carbon monoxide detectors are tested as a courtesy only and not part of our standards of practice. They may work today and not tomorrow, especially the battery operated ones. It is the responsibility of the home owner to maintain these safety devices and test at least monthly. Safety advisory - Install modern smoke and Carbon monoxide detectors as needed and where needed for and test monthly. Older detectors should be updated. Change the batteries annually. These devices save lives. Read more about smoke detectors at US consumer safety products commission. and at National Fire Protection Association. The two most commonly recognized smoke detection technologies are ionization smoke detection and photoelectric smoke detection. Ionization smoke detection is generally more responsive to flaming fires. How they work: Ionization-type smoke alarms have a small amount of radioactive material between two electrically charged plates, which ionizes the air and causes current to flow between the plates. When smoke enters the chamber, it disrupts the flow of ions, thus reducing the flow of current and activating the alarm. Photoelectric smoke detection is generally more responsive to fires that begin with a long period of smoldering (called “smoldering fires”).
	(2) Safety, Repair - One or more installed smoke detectors are outdated, unreliable (Item 1). Have repaired or replaced as needed by a professional. Test again during final walk-thru inspection then continue to test monthly. Properly working smoke detectors save lives. 6.7 (Item 1)

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to inspect all electrical components, some areas can be concealed or just not accessible. Outlets and switches are not opened or removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator or furniture or boxes for example) was not inspected. Due varying ages of construction, we do not inspect for building code compliance. It is not required that home be brought up to code. Electric issues or defects can be a fire or safety hazard and all reported electrical concerns should be considered for repair only by a qualified licensed electrician or electrical contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

Generator systems - Final Analysis property inspections does not inspect or report on any type of auxiliary generator systems or related equipment. Generator equipment should be evaluated and tested by a specialist.

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check all lights, outlets and switches again during your final walk through. That is the purpose of the walk through inspection.

Learn more about your homes ELECTRICAL with the Home Reference Book

~ end of ELECTRICAL section of this report ~

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7. Heating / Central Air Conditioning

HEATING -The inspector shall: A. open readily openable access panels.B. inspect: 1. installed heating equipment. 2. vent systems, flues, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

AC - The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems.9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies.

FIREPLACES AND FUEL-BURNING APPLIANCES - The inspector shall: A. inspect: 1. fuel-burning fireplaces, stoves, and fireplace inserts. 2. fuel-burning accessories installed in fireplaces. 3. chimneys and vent systems.B. describe systems and components listed in 12.1.A.1 and .2. The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and fireplace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning fireplaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

~ Overview Photos ~

Chimney flue

Styles & Materials

GENERAL HEAT SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	HEAT SYSTEM - SERVICE LIFE REMAINING:: 30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)	Heat Type: Natural Gas, Forced air furnace Combination of systems Gas pack system
Heat system(s) performance: Satisfactory	Heat system(s) capacity: Satisfactory	Heat System Energy Source: Natural gas
Number of Central Heat Systems: Two	GENERAL AC/ HP SYSTEM CONDITION / RATING: Good (No significant concerns, functioning as designed)	HEAT PUMP / AC - SERVICE LIFE REMAINING:: 30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)
Cooling Equipment Type: Combination of systems Traditional central AC, split system Central AC gas packs	AC/Heat Pump system(s) performance: Satisfactory	AC/Heat Pump system(s) capacity: marginal but acceptable
Number of Central AC / HP systems: Two	Number of conditioned zones in the house/building: 2	Ductwork: insulated flex duct
Filter Type: Disposable clogged, replacement needed	Types of Fireplaces: Vented gas logs	Number of operable fireplaces: One

System items and inspected components.

7.0	HEATING, FURNACE EQUIPMENT Comments and observations: Inspected
	(1) Downstairs heat equipment performance - The temperature rise test was performed by taking temperature readings of the heat supply and return air to determine if it is within factory specifications (Items 1-2). This furnace specifies a temperature rise of 35 - 65 degrees F. The actual temperature rise reading is 55 degrees F. This indicates satisfactory performance and the system is functioning as designed. 7.0 (Item 1) 7.0 (Item 2)
	(2) Heat equipment performance - The temperature rise test was performed by taking temperature readings of the heat supply and return air to determine if it is within factory specifications (Items 3-4). This furnace specifies a temperature rise of 40 - 70 degrees F. The actual temperature rise reading is 69 degrees F. This indicates satisfactory performance and the system is functioning as designed. 7.0 (Item 3) 7.0 (Item 4)

7.1	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM Comments and observations: Inspected

7.2	AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT Comments and observations: Inspected
	(1) Downstairs equipment performance - The ambient air test was performed by using thermometers on the air handler of Air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 49 degrees (Item 1), and the return air temperature was 66 degrees (Item 2). This difference of 17 degrees indicates satisfactory performance and the system is functioning as designed. 7.2 (Item 1) 7.2 (Item 2)
	(2) Upstairs equipment performance - The ambient air test was performed by using thermometers on the air handler of Air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 46 degrees (Item 3), and the return air temperature was 66 degrees (Item 4). This difference of 20 degrees indicates satisfactory performance and the system is functioning as designed. 7.2 (Item 3) 7.2 (Item 4)
	(3) Deficiency - The insulation sleeve on suction line is not installed in attic (Item 5). Missing insulation on suction line can cause energy loss and condensation. Recommend maintenance repair as needed. 7.2 (Item 5)

7.3	PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM Comments and observations: Inspected

7.4	NORMAL OPERATING CONTROLS Comments and observations: Inspected

7.5	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Comments and observations: Inspected
	(1) Inspection Limitation - The internal parts of air ducts are concealed and not fully visible for inspection. Dirty ducts can degrade system performance and indoor air quality. Ducts can contain, mold, mildew, rodent feces, or allergens which can diminish indoor air quality and cause problems for individuals with allergies. Unless the ductwork is new, professional cleaning and disinfecting is recommended when purchasing a home and should be done by a licensed and NADCA certified duct cleaning contractor.
	(2) Defect - The duct shroud cover between the exterior wall and the HVAC unit has failed caulk seals is is separated and is heavily rusted This condition can allow harmful water intrusion or damaging vermin entry. (Items 1 and 2) The shroud be repaired and completely sealed. It is recommend that this be evaluated and repaired as needed by a qualified HVAC repair contractor. Implications: Water intrusion, Vermin damage. Time frame: Immediate Cost: Low 7.5 (Item 1) 7.5 (Item 2)
	(3) Maintenance - The disposable return filter is clogged and is dirty (Item 3). The filter needs to be replaced. Note: a restricted return air filter can cause reduced air flow, reduced efficiency and damage to equipment. 7.5 (Item 3)
	(4) Dirty HVAC ducts - The ductwork appears to need professional cleaning (Items 4-5). Visible areas of the duct/air movement system show dust and dirt buildup which can degrade system performance and indoor air quality. Dirty ducts can contain allergens which can diminish indoor air quality and cause problems for individuals with allergies. Some duct materials such as duct board can not be cleaned and may require replacement. It is recommended that you seek further evaluation and remedy from a licensed and NADCA certified duct cleaning and repair contractor. 7.5 (Item 4) 7.5 (Item 5)

7.6	CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems) Comments and observations: Inspected
	Maintenance / Repair - The metal flashing cap at the top of framed wood chimney is rusting and deteriorating (Item 1). Recommend preventative maintenance and repairs before it fails and leaks. Implications: Water damage to chimney. Time frame: Normal maintenance Cost: Low 7.6 (Item 1)

7.7	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove) Comments and observations: Inspected

7.8	GAS/LP FIRELOGS AND FIREPLACES Comments and observations: Inspected
	(1) Observation - Natural gas fireplace responded to testing at the time of the inspection. (Item 1) 7.8 (Item 1)
	(2) Defect, safety - The fireplace has been fitted with gas logs but the flue damper clamp is missing (Items 2-3). The damper clamp is a safety device that is intended to prevent fully closing of the flue damper in which case harmful or deadly combustion by-products may enter the home. Recommend having a damper clamp installed for safety. 7.8 (Item 2) 7.8 (Item 3)

The Heating and Cooling systems of this home was inspected and reported on with the above information. Our primary focus is significant problems that can adversely impact the cost and safety of the HVAC systems. The inspector makes every effort to find all areas of concern regarding safety, performance and potential repair/replacement expense. However, HVAC systems can be complex in design and some aspects of these systems are concealed or limited during a visual exam and functional testing. For example: Internal ductwork. It is beyond the scope and qualifications of a home inspection to do technically exhaustive evaluations, trouble shooting or diagnostics on Heat and AC systems but we make every effort to determine and recommend an HVAC expert whenever there appears top be obvious or latent problems with the systems. The inspection does not involve removal and internal component inspection, behind service doors or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover. Any repair items mentioned in this report should be considered before purchase. Where corrections are deemed necessary or recommended in this report, It is always crucially important that qualified, experienced HVAC contractors be used to further evaluate and prescribe appropriate repairs, replacement and testing of your HVAC systems in a manner that will ensure safe, proper, function as intended and designed. All work completed by contractors should accompany receipts/work orders and any required municipal permits and city inspections and the completed work should be subject to your re-inspection, satisfaction and acceptance before the work is paid for or before you take possession of the property.

Flue pipe and combustion chamber inspections are beyond the scope of this inspection. The internal areas of a flue pipe, metal chimney, masonry chimney, fireplace or otherwise are not accessible for visual examination and in most cases can not be evaluated without the use of special equipment such as an internal camera or video scope. Furthermore, If a flue has soot or creosote build-up, it has to be professionally cleaned before an inspection can be completed. Any observations or comments reported in this regard are intended for guidance only and are inconclusive and should not be construed as a substitute for a full and proper inspection. It is highly recommended that your have all chimneys and flues inspected by qualified contractors. Chimney damage can represent significant repair cost and can also present a fire hazard.

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check responsiveness of the Heat. AC, and thermostats again during your final walk through. That is the purpose of the walk through inspection

Learn more about your homes AIR CONDITIONING with the Home Reference Book

Learn more about your homes HEATING systems with the Home Reference Book

~ end of HVAC section of this report ~

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8. Insulation and Ventilation

The inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

~ Overview Photos ~

Attic insulation

Styles & Materials

GENERAL INSULATION CONDITION / RATING: Good (No significant concerns, functioning as designed)	Attic insulation: Loose or blown in cellulose approx. R-13	Wall insulation: concealed, not visible, not inspected
Floor System Insulation: Batts Fiberglass R-11	Bathroom steam vents: Fan Window	Dryer Power Source: 220 Electric
Dryer duct (built in): Metal

System items and inspected components.

8.0	INSULATION IN ATTIC / CEILING Comments and observations: Inspected
	(1) Deficiency - The insulation at the knee-wall door is inadequate or missing and will permit significant loss of conditioned air and reduced HVAC efficiency (Items 1-2). While this is typical for older homes, new construction and remodeled homes require the insulation at these access points be at least equal to the surrounding area. For example the wall would be R13 and ceiling R38 resistance to heat loss/gain. Recommend further evaluation and improvements/repairs be completed by an insulation contractor. Implication: Increased heating and cooling cost. Time frame: Discretionary. Cost: Low 8.0 (Item 1) 8.0 (Item 2)
	(2) Defect - Observed fallen and matted insulation in the knee wall attic (Item 3). Seems to be due to vermin intrusion, (most likely a squirrel) trying to make a nest in the insulation (Item 4). Recommend repairing the vermin entry point first, then repairing the insulation. Repairs to be completed by a qualified contractor. 8.0 (Item 3) 8.0 (Item 4)

8.1	WALL INSULATION (if visible) Comments and observations: Not Inspected

8.2	INSULATION UNDER FLOOR SYSTEM Comments and observations: Inspected

8.3	VENTING SYSTEMS (Kitchens, baths and laundry) Comments and observations: Inspected
	(1) SAFETY ADVISORY- Dryer ducts should be cleaned and inspected annually for proper performance. Dryer ducts are susceptible to clogging and blockage due to lint and moisture build up. Restricted dryer vents will not only reduce drying efficiency, but worse they can overheat and cause fires. If your dryer used a vinyl or foil flex duct connector you should dispose of it and replace with flexible aluminum duct. Aluminum duct is the most efficient type, safest type to reduce fire hazards and the only type recommended by dryer manufactures and by most municipal building codes. Dryer vent installation guidelines See more about dryer duct safety here. Video Proper installation of a dryer and vent
	(2) Defect, Safety - Dryer duct is full of lint and air flow is restricted which will greatly reduce dryer efficiency and can also cause overheating and fire (Item 1). Recommend professional cleaning, repair and testing to ensure safe and proper function. 8.3 (Item 1)
	(3) Defect, Safety - Improper clothes dryer duct materials. (Item 2) Permanent dryer ducts must be made of rigid, smooth-wall materials and secured with approved straps or hangers and vented to the exterior atmosphere with a reverse airflow damper shroud (Item 3). Flexible or semi-flexible dryer ducts are not permitted for use in permanent or non-serviceable areas. They will clog and can overheat causing fires. They can deteriorate and introduce damaging moisture into structure. At best they will significantly reduce dryer efficiency and performance. Recommend proper and professional repairs be completed by a qualified duct cleaning and installation contractor. 8.3 (Item 2) 8.3 (Item 3)
	(4) Defect - Improper location of dryer vent duct (Item 4). It is at grade level not allowing for proper ventilation and is subject to exterior debris to clog and block the vent. Recommend repairs be completed by a qualified contractor. 8.3 (Item 4)

The insulation and ventilation systems of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Dryer, range and bathroom vent ducts should be cleaned annually. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Learn more about your homes INSULATION with the Home Reference Book

~ end of INSULATION / VENTILATION section of this report ~

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9. Built-In Kitchen Appliances

The inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units including refrigerators and freezers. The inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

~ Overview Photos ~

Kitchen

Styles & Materials

GENERAL APPLIANCE CONDITION / RATING: Good (No significant concerns, functioning as designed)	GARBAGE DISPOSAL: Not Functional	DISHWASHER: Functional
RANGE/OVEN/STOVE/COOK TOP: Functional	MICROWAVE OVEN (built in): Functional	STOVE EXHAUST / RANGE HOOD: Functional Not vented to exterior. Recirculate type.
INDOOR DOWN DRAFT GRILL: None installed	TRASH COMPACTOR: None installed

System items and inspected components.

9.0	DISHWASHER Comments and observations: Inspected

9.1	RANGES/OVENS/COOKTOPS Comments and observations: Inspected

9.2	RANGE HOOD Comments and observations: Inspected

9.3	GARBAGE DISPOSAL UNIT Comments and observations: Inspected
	Defect - Garbage disposal did not respond to testing at the time of the inspection (Item 1). Unable to determine why it did not function. Recommend further evaluation and repairs to be completed by qualified plumbing contractor. 9.3 (Item 1)

9.4	MICROWAVE COOKING EQUIPMENT Comments and observations: Inspected

Appliance inspection is limited - The built-in appliances of the home were inspected and reported on with the above information. Appliances are inspected for functional response only to determine whether they work or not. Condition and performance is not evaluated or commented on unless it effects the operation of the appliance during the inspection. Refrigerators, Ice makers, Wine coolers, Freezers, Washers, Dryers and other non "built-in" appliances are personal property, not covered under this inspection and if they convey with the sale it's typically "as is". You may want to consider obtaining a whole house warranty for added protection.

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check all appliances again during your final walk through. Run the dishwasher and washing machine through a cycle, check dryer and refrigerator, make sure stove, vent hood and microwave is working. That is the purpose of the walk through inspection.

Learn more about your homes APPLIANCES with the Home Reference Book

~ end of APPLIANCE section ~

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Type of Inspection: Home Buyers inspection	Inspectors: Zachary Zinn, State Lic# 3380001182	Inspection Procedures: American Society of Home Inspectors, Standards of practice
Inspection Restrictions/limitations: None	General inspection accessibility: Vaccant, Unoccupied	All Utility services are on?: Yes
In Attendance: Buyer, Buyers Agent	Type of building: Single Family (2 story)	Square Feet of conditioned space: 2959
Age of building (year built): 1993	# of Bedrooms: 4 Bedrooms	# of Bathrooms: 2.5 bathrooms
Temperature during inspection: 75	Weather: Clear	Ground/Soil surface condition: Dry
Garage: 2 car, Attached

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Comment Key or Definitions