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123 Celebrity Place / LaBrake Services Inc. dba HouseMaster / Dan LaBrake and Kelly Liston


	Report ID: 2000001 / Smith

Prepared for Exclusive Use by:

J Smith

Address of Property:

123 Celebrity Place
OK

Date of Service:

1/1/2020

Company Providing Service:

Dan LaBrake and Kelly Liston

OK Lic# 70000121

LaBrake Services Inc. dba HouseMaster

HouseMaster Inspections
9811 S. 226 E. Ave
Broken Arrow, OK 74014
Bus: (918) 455-4406

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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	Report ID: 2000001 / Smith

Cover Page
Table of Contents
Intro Page
1 SITE ELEMENTS
2 ROOFING
3 EXTERIOR ELEMENTS
4 GARAGE
5 ATTIC
6 FOUNDATION/ SUBSTRUCTURE
7 INTERIOR ELEMENTS
8 KITCHEN
9 BATHROOM(s)
10 ELECTRIC SYSTEM
11 HEATING/COOLING SYSTEM(s)
12 PLUMBING SYSTEM
13 WATER HEATER(s)
General Summary

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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	Report ID: 2000001 / Smith

INSPECTION INFORMATION

CLIENT:

J Smith

PROPERTY ADDRESS:

123 Celebrity Place
OK

INSPECTION DATE/TIME:

1/1/2020 - 10:30 am

INSPECTOR:
Dan LaBrake and Kelly Liston OK Lic# 70000121

INSPECTION COMPANY:
LaBrake Services Inc. dba HouseMaster
HouseMaster Inspections 9811 S. 226 E. Ave Broken Arrow, OK 74014 Bus: (918) 455-4406

INSPECTION DETAILS

DESCRIPTION: Single Family	AGE OF HOME: 120 Years	TYPE OF INSPECTION: General Home Inspection
STATUS OF HOME: Occupied	PEOPLE PRESENT:	HOME FACES: North, for the purposes of the report
WEATHER: Overcast	TEMPERATURE: 50 - 60	RAIN IN LAST 3 DAYS: No

INTRODUCTION

The purpose of this report is to render the inspector's professional opinion of the condition of the inspected elements of the referenced property (dwelling or house) on the date of inspection. Such opinions are rendered based on the findings of a standard limited time/scope home inspection performed according to the Terms and Conditions of the Inspection Order Agreement and in a manner consistent with applicable home inspection industry standards. The inspection was limited to the specified, readily visible and accessible installed major structural, mechanical and electrical elements (systems and components) of the house. The inspection does not represent a technically exhaustive evaluation and does not include any engineering, geological, design, environmental, biological, health-related or code compliance evaluations of the house or property. Furthermore, no representations are made with respect to any concealed, latent or future conditions.

The GENERAL INSPECTION LIMITATIONS on the following page provides information regarding home inspections, including various limitations and exclusions, as well as some specific information related to this property. The information contained in this report was prepared exclusively for the named Clients and is not transferable without the expressed consent of the Company. The report, including all Addenda, should be reviewed in its entirety.

REPORT TERMINOLOGY

The following terminology may be used to report conditions observed during the inspection. Additional terms may also be used in the report:

SATISFACTORY - Element was functional at the time of inspection. Element was in working or operating order and its condition was at least sufficient for its minimum required function, although routine maintenance may be needed.

FAIR - Element was functional at time of inspection but has a probability of requiring repair, replacement or other remedial work at any time due to its age, condition, lack of maintenance or other factors. Have element regularly evaluated and anticipate the need to take action.

POOR - Element requires immediate repair, replacement, or other remedial work, or requires evaluation and/or servicing by a qualified specialist.

NOT APPLICABLE - All or individual listed elements were not present, were not observed, were outside the scope of the inspection, and/or were not inspected due to other factors, stated or otherwise.

NOT INSPECTED (NOT RATED) - Element was disconnected or de-energized, was not readily visible or accessible, presented unusual or unsafe conditions for inspection, was outside scope of the inspection, and/or was not inspected due to other factors, stated or otherwise. Independent inspection(s) may be required to evaluate element conditions. If any condition limited accessibility or otherwise impeded completion of aspects of the inspection, including those listed under LIMITATIONS, it is recommended that limiting factors be removed or eliminated and that an inspection of these elements be arranged and completed prior to closing.

IMPORTANT NOTE: All repair needs or recommendations for further evaluation should be addressed prior to closing. It is the client’s responsibility to perform a final inspection to determine the conditions of the dwelling and property at the time of closing. If any decision about the property or its purchase would be affected by any condition or the cost of any required or discretionary remedial work, further evaluation and/or contractor cost quotes should be obtained prior to making any such decisions.

NATURE OF THE FRANCHISE RELATIONSHIP

The Inspection Company ("Company") providing this inspection report is a franchisee of HouseMaster LLC ("Franchisor"). As a franchisee, the Company is an independently owned and operated business that has a license to use the HouseMaster names, marks, and certain methods. In retaining the Company to perform inspection services, the Client acknowledges that Franchisor does not control this Company’s day-to-day activities, is not involved in performing inspections or other services provided by the Company, and is in no way responsible for the Company’s actions. Questions on any issues or concerns should be directed to the listed Company.

GENERAL INSPECTION LIMITATIONS

CONSTRUCTION REGULATIONS - Building codes and construction standards vary regionally. A standard home inspection does not include evaluation of a property for compliance with building or health codes, zoning regulations or other local codes or ordinances. No assessments are made regarding acceptability or approval of any element or component by any agency, or compliance with any specific code or standard. Codes are revised on a periodic basis; consequently, existing structures generally do not meet current code standards, nor is such compliance usually required. Any questions regarding code compliance should be addressed to the appropriate local officials.

HOME MAINTENANCE - All homes require regular and preventive maintenance to maximize the economic life spans of elements and to minimize unanticipated repair or replacement needs. Annual maintenance costs may run 1 to 3% (or more) of the sales price of a house depending on age, design, and/or the degree of prior maintenance. Every homeowner should develop a preventive maintenance program and budget for normal maintenance and unexpected repair expenses. Remedial work should be performed by a specialist in the appropriate field following local requirements and best practices.

ENVIRONMENTAL AND MOLD ISSUES (AND EXCLUSIONS) - The potential health effects from exposure to many elements found in building materials or in the air, soil, water in and/or around any house are varied. A home inspection does not include the detection, identification or analysis of any such element or related concerns such as, but not limited to, mold, allergens, radon, formaldehyde, asbestos, lead, electromagnetic fields, carbon monoxide, insecticides, refrigerants, and fuel oils. Furthermore, no evaluations are performed to determine the effectiveness of any system designed to prevent or remove any elements (e.g., water filters or radon mitigation). An environmental health specialist should be contacted for evaluation of any potential health or environmental concerns. Review additional information on MOLD/MICROBIAL ELEMENTS below.

AESTHETIC CONSIDERATIONS - A standard building inspection does not include a determination of all potential concerns or conditions that may be present or occur in the future including aesthetic/cosmetic considerations or issues (appearances, surface flaws, finishes, furnishings, odors, etc.).

DESIGN AND ADEQUACY ISSUES - A standard home inspection does not include any element design or adequacy evaluations including seismic or high-wind concerns, soil bearing, energy efficiencies, or energy conservation measures. It also does not address in any way the function or suitability of floor plans or other design features. Furthermore, no determinations are made regarding product defects notices, safety recalls, or other similar manufacturer or public/private agency warnings related to any material or element that may be present in any house or on any property.

AGE ESTIMATIONS AND DESIGN LIFE RANGES - Any age estimations represent the inspector's opinion as to the approximate age of components. Estimations may be based on numerous factors including, but not limited to, appearance and owner comment. Design life ranges represent the typical economic service life for elements of similar design, quality and type, as measured from the time of original construction or installation. Design life ranges do not take into consideration abnormal, unknown, or discretionary factors, and are not a prediction of future service life. Stated age or design life ranges are given in "years," unless otherwise noted, and are provided for general guidance purposes only. Obtain independent verification if knowledge of the specific age or future life of any element is desired or required.

ELEMENT DESCRIPTIONS - Any descriptions or representations of element material, type, design, size, dimensions, etc., are based primarily on visual observation of inspected or representative components. Owner comment, element labeling, listing data, and rudimentary measurements may also be considered in an effort to describe an element. However, there is no guarantee of the accuracy of any material or product descriptions listed in this report; other or additional materials may be present. Independent evaluations and/or testing should be arranged if verification of any element's makeup, design, or dimension is needed. Any questions arising from the use of any particular terminology or nomenclature in this report should be addressed prior to closing.

REMEDIAL WORK - Quotes should be obtained prior to closing from qualified (knowledgeable and licensed as required) specialists/contractors to determine actual repair/replacement costs for any element or condition requiring attention. Any cost estimates provided with a home inspection, whether oral or written, only represent an approximation of possible costs. Cost estimates do not reflect all possible remedial needs or costs for the property; latent concerns or consequential damage may exist. If the need for remedial work develops or is uncovered after the inspection, prior to performing any repairs contact the Inspection Company to arrange a re-inspection to assess conditions Aside from basic maintenance suitable for the average homeowner, all repairs or other remedial work should be performed by a specialist in the appropriate field following local requirements and best practices.

SELLER DISCLOSURE - This report is not a substitute for Seller Disclosure. A Property History Questionnaire form may be provided with this report to help obtain background information on the property in the event a full Seller Disclosure form is not available. The buyer should review this form and/or the Seller Disclosure with the owner prior to closing for clarification or resolution of any questionable items. A final buyer inspection of the house (prior to or at the time of closing) is also recommended.

WOOD-DESTROYING INSECTS/ORGANISMS - In areas subject to wood-destroying insect activity, it is advisable to obtain a current wood-destroying insect and organism report on the property from a qualified specialist, whether or not it is required by a lender. A standard home inspection does not include evaluation of the nature or status of any insect infestation, treatment, or hidden damage, nor does it cover issues related to other house pests or nuisances or subsequent damage.

ELEMENTS NOT INSPECTED - Any element or component not evaluated as part of this inspection should be inspected prior to closing. Either make arrangements with the appropriate tradesman or contact the Inspection Company to arrange an inspection when all elements are ready for inspection.

HOUSE ORIENTATION - Location descriptions/references are provided for general guidance only and represent orientations based on a view facing the front of the house from the outside. Any references using compass bearings are only approximations. If there are any questions, obtain clarification prior to closing.

CONDOMINIUMS - The Inspection of condominium/cooperative do not include exteriors/ typical common elements, unless otherwise noted. Contact the association/management for information on common element conditions, deeds, and maintenance responsibilities.

MOLD AND MICROBIAL ELEMENTS / EXCLUSIONS

The purpose and scope of a standard home inspection does not include the detection, identification or assessment of fungi and other biological contaminants, such as molds, mildew, wood-destroying fungi (decay), bacteria, viruses, pollens, animal dander, pet or vermin excretions, dust mites and other insects. These elements contain/carry microbial particles that can be allergenic, infectious or toxic to humans, especially individuals with asthma and other respiratory conditions or sensitivity to chemical or biological contaminants. Wood-destroying fungi, some molds, and other contaminants can also cause property damage. One particular biological contamination concern is mold. Molds are present everywhere. Any type of water leakage, moisture condition or moisture-related damage that exists over a period of time can lead to the growth of potentially harmful mold(s). The longer the condition(s) exists, the greater the probability of mold growth. There are many different types of molds; most molds do not create a health hazard, but others are toxic.

Indoor mold represents the greatest concern as it can affect air quality and the health of individuals exposed to it. Mold can be found in almost all homes. Factors such as the type of construction materials and methods, occupant lifestyles, and the amount of attention given to house maintenance also contribute to the potential for molds. Indoor mold contamination begins when spores produced by mold spread by air movement or other means to an area conducive to mold growth. Mold spores can be found in the air, carpeting, insulation, walls and ceilings of all buildings. But mold spores only develop into an active mold growth when exposed to moisture. The sources of moisture in a house are numerous and include water leakage or seepage from plumbing fixtures, appliances, roof openings, construction defects (e.g., EIFS wall coverings or missing flashing) and natural catastrophes like floods or hurricanes. Excessive humidity or condensation caused by faulty fuel-burning equipment, improper venting systems, and/or inadequate ventilation provisions are other sources of indoor moisture. By controlling leakage, humidity and indoor air quality, the potential for mold contamination can be reduced. To prevent the spread of mold, immediate remediation of any water leakage or moisture problems is critical. For information on mold testing or assessments, contact a qualified mold specialist.

Neither the evaluation of the presence or potential for mold growth, nor the identification of specific molds and their effects, fall within the scope of a standard home inspection. Accordingly, the Inspection Company assumes no responsibility or liability related to the discovery or presence of any molds, their removal, or the consequences whether property or health-related.

ADDITIONAL COMMENTS

Any pictures (photographs, graphics or images) included in or otherwise provided in conjunction with the Inspection Report generally portray overviews of certain elements, depict specific conditions or defects described in the Report, or are used solely for orientation purposes. These pictures do not necessarily reflect all conditions or issues that may need attention or otherwise be of concern. Neither the inclusion of any picture in the Report nor the exclusion of any picture taken during the inspection from the Report is intended to highlight or diminish the significance or severity of any defect or condition described in the Inspection Report. The Report must be read in its entirety for all pertinent information. Additional pictures which may have been taken but were not provided with the Report are the property of the company and are maintained for a limited time for reference purposes only.

As you take on new ownership of your home it is recommended that you visit the Consumer Product Safety Commission web site ( http://www.cpsc.gov/) for information on any recalls and safety notices associated with the materials or equipment in the dwelling.

Due to seasonal factors or weather conditions, evaluation of some elements may have been severely restricted or not possible. Client should assess the level of concern that may exist due to such restrictions and arrange additional inspections when conditions permit or otherwise address prior to closing. If there are any questions on the need for further inspections or other work, contact the local HouseMaster office.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

1. SITE ELEMENTS

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: driveways and walkways leading to dwelling entrances; vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to have an adverse effect on the structure.
The inspector shall describe: driveways; walkways.
The inspector is not required to inspect: fences; geotechnical or hydrological conditions; recreational facilities; detached structures except the primary garage or carport; seawalls, break-walls, and docks; erosion control and earth stabilization measures.

Inspection of site elements is primarily intended to address the condition of listed, readily visible and accessible elements immediately adjacent to or surrounding the house for conditions and issues that may have an impact on the house. Elements and areas concealed from view for any reason cannot be inspected. Neither the inspection nor report includes any geological surveys, soil compaction surveys, ground testing, or evaluation of the effects of, or potential for, earth movement such as earthquakes, landslides, or sinking, rising or shifting for any reason. Information on local soil conditions and issues should be obtained from local officials and/or a qualified specialist prior to closing. Additional related information may be found in other sections of this report.

DRIVEWAY: Unpaved	PATIO(S): Concrete	WALKWAY: Stone
UNDERGROUND DRAINS OBSERVED/DISCLOSED: No	INSPECTOR: DL

S	F	P	NA	NI
					1.0	GRADING and DRAINAGE Absence of guttering has allowed trenching to occur where water is falling off the roof line. The area immediately east of the front bay windows will most likely pond water due to the meeting of 3 roof slopes discharging here. Installing guttering can generally alleviate this condition. Maintain as necessary.
					1.1	DRIVEWAY
					1.2	WALKWAYS
					1.3	PATIO/PORCH Trip hazards observed on concrete porch at rear of house, most likely due to erosion under the slab. Have corrected as necessary.
					1.4	FENCE Fencing in disrepair along the west lot line due to vegetation. Repair as necessary. Remainder of fencing remains serviceable.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

1.0 GRADING and DRAINAGE Item 1(Picture)	1.3 PATIO/PORCH Item 1(Picture)
1.4 FENCE Item 1(Picture)

NOTE: Site conditions are subject to sudden change with exposure to rain, wind, temperature changes, and other climatic factors. Roof drainage systems and site/foundation grading and drainage must be maintained to provide adequate water control. Improper/inadequate grading or drainage and other sil/site factors can cause or contribute to foundation movement or failure, water infiltration into the house interior, and/or mold concerns. Independent evaluations by an engineer or soils specialist is required to evaluate geological or soil-related concerns. Houses built on expansive clays and uncompacted fill, on hillsides, along bodies of water, or in low-lying areas are especially prone to structural concerns. All improved surfaces such as patios, walks, and driveways must also be maintained to drain water away from the foundation. Any reported or subsequently occurring deficiencies must be investigated and corrected to prevent recurring or escalating problems. Independent evaluation of ancillary and site elements by qualified servicepersons is recommended prior to closing.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

2. ROOFING

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: roof covering; roof drainage systems; flashings; skylights; chimneys; attic ventilation covers; other roof penetrations; eaves, soffits and fascias.
The inspector shall describe the roof covering.
The inspector shall report: the number of layers of roof covering; asphalt/composition shingles over wood shingles; the methods used to inspect the roof.
The inspector is not required to inspect: the interiors of flues or chimneys; antennae; other installed accessories.

The inspection of roofs and rooftop elements is limited to readily visible and accessible elements as listed herein; elements and areas concealed from view for any reason (i.e. height, roof pitch or design) cannot be inspected. Element descriptions are provided for general information purposes only; the verification of roofing materials, roof age, and/or compliance with manufacturer installation requirements is not within the scope of a standard home inspection. Additional related information may be found in other sections of this report.

ROOFING 1: ROOF PITCH: Moderate Slope ROOF PITCH: Steep Slope LAYERS: More than 2 MATERIAL: Metal ESTIMATED AGE: +20 years DESIGN LIFE: +30 years INSPECTION METHOD: Walked On INSPECTION METHOD: Ladder at Eaves INSPECTION METHOD: From Ground w/Binoculars	CHIMNEY/VENT 1: TYPE: Brick LOCATION: Rear	CHIMNEY/VENT 2: TYPE: Brick LOCATION: Center LOCATION: Left Side LOCATION: Right Side
CHIMNEY/VENT 3: TYPE: Furnace Vent(s) LOCATION: Front	INSPECTOR: DL

S	F	P	NA	NI
					2.0	ROOFING (1) Have roofer correct the following as necessary: Observed gaps in the roofing materials at the east of the gable over the patio cover. Openings in at least 3 areas at the where the gable rake edge intersects with the lower level roof component. This is a conducive condition for allowing moisture to pass to the underlying roofing components. (2) Advisories: Metal roofing installed over the original wood shingles and at least one layer of composition shingles. Did not see any evidence of batten boards used to secure the panels. Suspect the fasteners are relying on the composite shingles and the thin wood shingles as attachment points. Securing to these materials instead of decking creates a condition conducive to wind lift. No evidence of lifting at time of inspection. Standing seam metal roofs have a large number of exposed rubber seals at the washers under the screw heads. Replacement of these seals is a maintenance requirement over time. Monitor the fastener washers regularly for indications of wear or deterioration and replace as necessary.
					2.1	CHIMNEY/VENT 1 Inspection of the chimney(s) was limited to the exterior components. Access was limited by the height of the chimney. Consider having a Level II chimney inspection performed by a chimney sweep - this level of inspection is beyond the scope of a standard home inspection and will provide evaluation of the firebox and entire length of the chimney flue. Mortar deteriorating at the upper level bricks on all chimneys. Chimney sweep should tuck point the mortar as necessary.
					2.2	CHIMNEY/VENT 2 See 2.1
					2.3	CHIMNEY/VENT 3 See 2.1
					2.4	CHIMNEY 4
					2.5	EXPOSED FLASHING Have roofer evaluate and correct the following as necessary: The step and counter flashings are missing on the rear chimney where the mid level roof line meets it. This can allow water to penetrate. The sealant on the plumbing vent flashings is degrading and should be replaced The sealant around the flush mount flashings on the center, left and right chimneys is degrading and should be replaced.
					2.6	PLUMBING STACKS
					2.7	GUTTERS / DOWNSPOUTS / ROOF DRAINS
					2.8	FASCIA / SOFFITS
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

2.0(1) ROOFING Item 1(Picture)	2.0(1) ROOFING Item 2(Picture)
2.0(1) ROOFING Item 3(Picture)	2.5 EXPOSED FLASHING Item 1(Picture)
2.5 EXPOSED FLASHING Item 2(Picture)	2.5 EXPOSED FLASHING Item 3(Picture)

NOTE: All roofs have a finite life and will require replacement at some point. In the interim, the seals at all roof penetrations and flashings, and the watertightness of rooftop elements, should be checked periodically and repaired or maintained as required. Any roof defects can result in leakage, mold, and subsequent damage. Conditions such as hail damage, manufacturing defects, or the lack of roof underlayment or proper nailing methods are not readily detectible during a home inspection, but may result in latent concerns. Gutters (eavetroughs) and downspouts (leaders) will require regular cleaning and maintenance. In general, fascia and soffit areas are not readily accessible for inspection; these components are prone to decay, insect, and pest damage, particularly if roof or gutter leakage and/or defects exist. If any roof deficiencies are reported, a qualified roofer or the appropriate specialist should be contacted to determine what remedial action is required. If the roof inspection was restricted or limited due to roof height, weather conditions, and/or other limitations, arrangements should be made to have it inspected by a qualified roofer, particularly if the roofing is older or its age is unknown.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Homeowner Insurance - The evaluation of the roof made during a General Home Inspection is not intended or designed to determine insurability. Insurance providers are the only entities which can determine insurability of the roof. Recommend have your homeowners insurance provider determine insurability.

Hail Storms - This area is prone to hail storms. Hail can damage to a roof is not always visually obvious and may not become apparent until sometime in the future. Not all roofs affected by hail need to be replaced but the service life of the roof may be less than the typical design life. Recommend questioning the seller/homeowner and local building officials for information on any known storms that may have passed through the area and adversely affected the roof. Address insurance coverage issues as well. Obtain a roofer's opinion if hail damage is suspected or reported.

Warranty - It is suggested that you ask seller to sign over any remaining roof warranty at closing. Some manufacturers will not honor any warranty unless this takes place.

Workmanship - Local building standards may not reflect what a given roofing manufacturer considers best practice for a given installation. Use of drip edge flashing, use of ice and water shield, the specific type and installation method of the roofing underlayment and the type and number of shingle fasteners are examples of areas where such discrepancies may exist.

Chimney/Vent Inspections - As part of a General Home Inspection, evaluation of chimneys, vents, fireplaces is limited to basic visual inspection of the normally accessible components. A more detailed inspection may be advisable, particularly if the element in question uses wood for fuel. Consult a professional chimney sweep for additional evaluation as desired.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

3. EXTERIOR ELEMENTS

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the exterior wall covering, trim, flashings, caulking and protective coatings; all exterior doors and locking devices; storm windows and doors; doors and windows including operation, glazing and thermal pane seals; attached decks/patios, balconies, stoops, steps, porches, and their associated railings.
The inspector shall describe: the exterior wall covering; attached decks/patios and balconies.
The inspector is not required to inspect: screening, shutters, awnings, and similar seasonal accessories; recreational facilities.

Inspection of exterior elements is limited to readily visible and accessible outer surfaces of the house envelope and appurtenances as listed herein;elements concealed from view by any means cannot be inspected. Like roofs, these elements are subject to the effects of both long-term wear and sudden damage due to ever-changing weather conditions. Descriptions are based on predominant/representative elements and are provided for general informational purposes only; specific materials and/or make-up are not verified. Neither the efficiency nor integrity of insulated window units is determined in a standard home inspection. Furthermore, the presence and condition of accessories such as storms, screens, shutters, locks and other attachments or decorative items are not included, unless specifically noted. Additional related information may be found in other sections of this report.

SIDING 1:

Vinyl

INSPECTOR:

S	F	P	NA	NI
					3.0	SIDING 1 Missing vinyl pieces at the top of the walls at the north end and the southwest inside corner. Replace as necessary.
					3.1	TRIM
					3.2	WINDOWS Several of the original wood windows have missing hardware, missing window weights, broken/chipped pane, painted shut, or other issues that prevent most of them from operating properly. Bedroom windows are required to have egress for safety. Have corrected or replaced by contractor. Note: Transom windows over the bedroom doors are all painted shut. Have corrected by contractor as necessary.
					3.3	ENTRY DOORS
					3.4	PORCH(ES) / DECK(S) The following defects were noted at the wrap around deck. Have corrected as necessary by contractor. Wood rot for support noted near south west corner of house. Wood rot noted at bottom of small balcony posts at upper level. Numerous floor boards have visible decay. The southwest corner of the deck is visibly settled.
					3.5	OTHER Upper level balconys appear to have drain lines to remove any standing water that the balconys might retain. These lines should remain clear to prevent damage to structure from moisture.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

3.0 SIDING 1 Item 1(Picture)	3.0 SIDING 1 Item 2(Picture)
3.4 PORCH(ES) / DECK(S) Item 1(Picture)	3.4 PORCH(ES) / DECK(S) Item 2(Picture)
3.4 PORCH(ES) / DECK(S) Item 3(Picture)

NOTE: All surfaces of the exterior envelope of the house should be inspected at least semi-annually, and maintained as needed. Any exterior element defect can result in leakage and/or subsequent damage. Exterior wood elements and wood composites are particularly susceptible to water-related damage, including decay, insect infestation, or mold. The use of properly treated lumber or alternative products help minimize these concerns, but will not eliminate them altogether. While some areas of decay or damage may be reported, additional areas of concern may become apparent as they occur, spread, or are discovered during repair or maintenance work. Should you wish advice on any new or uncovered area of deterioration, please contact the Inspection Company. Periodic caulking/resealing of all gaps and joints will be required. Insulated window/door units are subject to seal failure, which could ultimately affect the transparency and/or function of the window. Lead-based paints were commonly used on older homes; independent inspection is required if confirmation or a risk assessment is desired.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Double Pane Advisory - Visible cloudiness, markings or other artifacts between the panes of a double-paned thermal window often indicate that the vacuum seal of the window has failed. The visibility of these conditions can be affected by physical factors such dirt on the window, window screens and window tinting or film as well as the temperature and humidity at the time of inspection. Unless otherwise noted in the report no definitive indication of failed thermal seals were present at the time of inspection.

Failed Window Seals - Failed thermal seals on windows and doors may not create a large difference in energy efficiency, but may worsen with time. The most common repair method is replacement of the insulated glass assembly. Replacement time frame may be discretionary but the visual condition of affected windows often worsens over time.

Keyed Deadbolt - It is suggested that all exterior deadbolts have an unkeyed handle facing the interior side to allow convenient operation. Keyed deadbolts at the interior can be a safety concern where emergency egress is concerned.

Lead-Based Paints - The EPA considers any home built prior to 1978 to contain lead-based paint unless proven otherwise. Lead-based paint testing is not part of a General Home Inspection. Testing by a qualified specialist would be advisable if the home was constructed prior to 1978, particularly if the paint coat is in poor condition or appears unusually aged.

Glazing/Putty - Window glazing compound on older wooden windows deteriorates with time and exposure and will require normal and regular maintenance over time. Failure to maintain glazing can lead to air and water leakage at the windows as well as deterioration of the wooden components. Plastic glazing strips on modern windows also suffer from age- and weather-related deterioration and should also be maintained/replaced when necessary.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

4. GARAGE

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the primary garage or carport; overhead garage doors and garage door openers including safety mechanisms; walls, ceilings and floors of the dwelling and garage.

Inspection of the garage is limited to readily visible and accessible elements as listed herein. Elements and areas concealed from view cannot be inspected. More so than most other areas of a house,garages tend to be filled with storage and other items that restrict visibility and hide potential concerns, such as water damage or insect infestation. A standard home inspection does not include an evaluation of the adequacy of the fire separation assemblies between the house and garage, or whether such assemblies comply with any specific requirements. Inspection of garage doors with connected automatic door operator is limited to a check of operation utilizing hard-wired controls only. Additional related information may be found in other sections of this report.

DESCRIPTION: Multiple Car Detached	ROOFING: ROOF PITCH: Steep Slope LAYERS: More than 2 MATERIAL: Metal ESTIMATED AGE: +20 years DESIGN LIFE: +30 years INSPECTION METHOD: From Ground	EXTERIOR ELEMENTS: Wood
ATTIC: DESCRIPTION: Scuttle ATTIC INSPECTION METHOD: From Entry INSULATION: None ROOF FRAMING: Conventional Wood Framing SHEATHING: Spaced Boards SHEATHING: Wood Shingles CEILING STRUCTURE: Conventional Wood Framing ATTIC VENTILATION: Gable Vents	FOUNDATION/SUBSTRUCTURE: FOUNDATION WALLS/PIERS: Concrete FLOOR STRUCTURE: Concrete Slab	INTERIOR ELEMENTS: CEILING STRUCTURE: Wood Frame CEILING FINISH: Drywall WALL STRUCTURE: Wood Frame WALL FINISH: Drywall FLOOR FINISH: Bare Concrete
INSPECTOR: DL

S	F	P	NA	NI
					4.0	WALLS / CEILINGS Apparent fungal growth noted in walls and ceilings of the rooms on the north side. Unable to determine the extent of the concern or the source of moisture without further invasive measures. If possible consult the seller as to history of the concern and have further investigated or remediated as necessary. Identification of mold can be only be determined with testing - HouseMaster provides this service for an additional fee. Water leaks on the ceiling indicate previous or current leakage. Have further evaluated by roofer as necessary. Damaged drywall observed in numerous locations.
					4.1	FLOOR SLAB Slab is cracked into 2 separate sections due to heave/settlement. This is not a structural component and is not exposed to weather. Manage as needed.
					4.2	VEHICLE DOOR(S) Hardware at bottom panel on north end is separating creating a structural issue with the panel and possible sudden failure. Have overhead door company correct as necessary.
					4.3	DOOR OPERATOR(S) The operator is plugged in via an extension cord. All permanent devices should have dedicated power, use of extension cords is not appropriate. Recommend having an electrician install outlet.
					4.4	GRADING and DRAINAGE Property is generally level, grading does not slope away from the dwelling. Heavy rains may cause short term standing water around the home or further out into the yard.
					4.5	ROOFING There are no visible flashing components at the cupola. This will allow water to penetrate to the underlying roofing components (see description of roofing installation in 2.0). Have roofer correct as necessary.
					4.6	EXTERIOR ELEMENTS Wood siding and trim components are in common condition for the age of the building, maintain as needed.
					4.7	ATTIC
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

4.0 WALLS / CEILINGS Item 1(Picture)	4.0 WALLS / CEILINGS Item 2(Picture)
4.2 VEHICLE DOOR(S) Item 1(Picture)	4.5 ROOFING Item 1(Picture)

NOTE: Any areas obstructed at the time of inspection should be cleared and checked prior to closing. The integrity of the fire-separation wall/ceiling assemblies generally required between the house and garage, including any house-to-garage doors and attic hatches, must be maintained for proper protection. Review manufacturer use and safety instructions for garage doors and automatic door operators. All doors and door operators should be tested and serviced on a regular basis to prevent personal injury or equipment damage. Any malfunctioning doors or door operators should be repaired prior to using. Any door operators without auto-reverse capabilities should be repaired or upgraded for safety. The storage of combustibles in a garage creates a potential hazard, including the possible ignition of vapors, and should be restricted.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Limitations/Obstructions - More than many other areas of a house, garages tend to contain storage and other items that restrict the ability to observe the structure and other components. Any noted limitation may be in addition to normal restrictions. Recommend all obstructed areas be inspected when clear.

Garage/House Separation - Fire-rated walls, ceilings and doors are generally required between the house and garage. This report is limited to a determination of whether the framed walls are covered or not. The integrity of any fire separation assembly must be maintained for proper protection. Wall insulations and vapor retarders are generally not observable and may only be commented on if an observed defect exists.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

5. ATTIC

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the roof structure including rafters, trusses, sheathing, blocking, bracing, drilling, notching and fire stops; the ceiling structure including joists, trusses, blocking, bracing, drilling, notching and fire stops and ceiling penetrations; the crawl space, basement and attic moisture conditions and indicators of harmful water penetration or condensation on structural components; insulation and vapor barriers in unfinished spaces; ventilation of attics and foundation areas.
The inspector shall describe: the insulation and vapor retarders in unfinished spaces; the absence of insulation in unfinished spaces at conditioned surfaces.
The inspector is required to: describe the foundation, floor structure, roof structure, ceiling structure and wall structure; enter the crawl space and attic to determine the general condition of the components; report the method used to observe the crawl space and attic if the inspector did not enter.
The inspector is not required to: enter an attic space where head room is less than 30 inches, the access opening is less than 18 inches wide by 24 inches long, or where the inspector reasonably determines conditions or materials are hazardous to the safety of the inspector; disturb insulation or vapor retarders or barriers; operate powered vents.

The inspection of attic areas and the roof structure is limited to readily visible and accessible elements as listed herein. Due to typical design and accessibility constraints such as insulation, storage, finished attic surfaces, roofing products, etc.,many elements and areas, including major structural components, are often at least partially concealed from view and cannot be inspected. A standard home inspection does not include an evaluation of the adequacy of the roof structure to support any loads, the thermal value or energy efficiency of any insulation, the integrity of vapor retarders, or the operation of thermostatically controlled fans. Older homes generally do not meet insulation levels and energy conservation standards required for new homes. Additional related information may be found in other sections of this report.

DESCRIPTION: Multiple Areas Exposed Framing Scuttle	INSPECTION METHOD: Limited Entry	ROOF FRAMING: Conventional Wood Framing
SHEATHING: Spaced Boards Wood Shingles	CEILING STRUCTURE: Conventional Wood Framing	VAPOR RETARDER: Not Found/Detected
INSULATION: Loose Fill Cellulose Average depth: 8 - 10 inches	ATTIC VENT LOCATIONS: Gable vents	INSPECTOR: KL

S	F	P	NA	NI
					5.0	ACCESS LIMITATIONS The west end attic space was not accessible due to size of the access hatch and closet shelf preventing ladder placement. This prevented inspection of elements in the inaccessible area - ductwork, framing, roof decking, electrical wiring, appliance exhaust vents and attic ventilation provisions are among the elements which could not be evaluated. Ratings are for accessed areas.
					5.1	ROOF FRAMING
					5.2	ROOF DECK / SHEATHING See comments in Roofing section (2.0) about wood shingles.
					5.3	VENTILATION PROVISIONS
					5.4	INSULATION The insulation levels are typical for this age home but somewhat below modern recommendations. Adding insulation will improve your energy costs.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

5.0 ACCESS LIMITATIONS Item 1(Picture)

NOTE:Attic heat, moisture levels, and ventilation conditions are subject to change. All attics should be monitored for any leakage, moisture buildup or other concerns. Detrimental conditions should be corrected and ventilation provisions should be improved where needed. Any comments on insulation levels and/or materials are for general informational purposes only and were not verified. Some insulation products may contain or release potentially hazardous or irritating materials--avoid disturbing. A complete check of the attic should be made prior to closing after non-permanent limitations/obstructions are removed. Any stains/leaks may be due to numerous factors; verification of the cause or status of all condition is not possible. If concerns exist, recommend evaluation by a qualified roofer or the appropriate specialist. Leakage can lead to mold concerns and structural damage.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Exhaust Vent Termination - Laundry, kitchen and bath exhaust fan vents should not discharge into the attic area due to excessive moisture (or grease buildup from kitchen) concerns and the possibility of consequential damage. Redirect vent to the exterior where required.

Framing inspection limitations - Evaluation of framing components is based on inspection of a representative number of boards. Every board is not individually inspected.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

6. FOUNDATION/ SUBSTRUCTURE

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the foundation structure including slabs, piers, columns, posts, stem walls; the floor structure including beams, girders, joists, trusses, sill plates, blocking, bracing, drilling, notching and sub floors; the wall structure; the crawl space, basement and attic moisture conditions and indicators of harmful water penetration or condensation on structural components.
The inspector is required to: describe the foundation, floor structure, roof structure, ceiling structure and wall structure; describe indicators of foundation or structural movement; enter the crawl space and attic to determine the general condition of the components; report the method used to observe the crawl space and attic if the inspector does not enter; probe structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required where no deterioration is visible.
The inspector is not required to: enter a crawl space or any foundation area where headroom is less than 18 inches, the access opening is less than 18 inches by 24 inches, where the area is excessively wet, or where the inspector reasonably determines conditions or materials are hazardous to the safety of the inspector; perform and invasive or destructive inspection.

The inspection of the substructure and foundation is limited to readily visible and access elements as listed herein. Elements or areas concealed from view for any reason cannot be inspected. In most homes, only a representative portion of the structure can be inspected. Any element descriptions provided are for general informational purposes only; the specific material type and/or make-up cannot be verified.Neither the inspection nor report includes geological surveys, soil compaction studies, ground testing, or evaluation of the effects of or potential for earth movement such as earthquakes, landslides, or sinking, rising or shifting for any reason. Furthermore, a standard home inspection is not a wood-destroying insect inspection, an engineering evaluation, a design analysis, or a structural adequacy study, including that related to high-wind or seismic restraint requirements. Additional related information may be found in other sections of this report.

FOUNDATION WALLS/PIERS: Rock/Stone	HOUSE FLOOR STRUCTURE: Wood Frame	CRAWLSPACE: Full House
CRAWLSPACE INSPECTION METHOD: Limited Entry	INSULATION: None	VAPOR RETARDER: Not Found/Detected
INSPECTOR: KL

S	F	P	NA	NI
					6.0	ACCESS LIMITATIONS Portions of the crawlspace in center of house near lower level HVAC unit were not accessible due to limited vertical clearance. This prevented inspection of elements in the inaccessible area - ductwork, framing and subfloor, electrical wiring, plumbing components, moisture-related concerns and crawlspace ventilation provisions are among the elements which could not be evaluated. Ratings are for accessed areas.
					6.1	FOUNDATION (1) Stem wall at the eastern front corner of house has settled creating gaps in rock wall. Suggest to have contractor fill/mortar gaps to better support the wood structure and consider shimming the gaps at the floor framing along the tops of the walls. (2) Cypress logs installed as part of the original foundation of the house. Appear to still be in good condition with no visible degradation.
					6.2	PIERS / COLUMNS
					6.3	FLOOR FRAMING/SUBFLOOR Damaged framing members noted in crawlspace near furnace and under lower level hallway bathroom. Consult a foundation repair contractor or pest control contractor for necessary repairs.
					6.4	MAIN BEAM(S)
					6.5	VENTILATION/MOISTURE Inadequate ventilation noted for the crawl space. Have foundation repair contractor add cross ventilation as necessary. Elevated moisture levels are a common and ongoing concern in crawlspaces. Periodic monitoring for moisture-related concerns is advised.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

6.1(1) FOUNDATION Item 1(Picture)	6.1(1) FOUNDATION Item 2(Picture)
6.1(1) FOUNDATION Item 3(Picture)	6.1(2) FOUNDATION Item 1(Picture)
6.1(2) FOUNDATION Item 2(Picture)	6.3 FLOOR FRAMING/SUBFLOOR Item 1(Picture)
6.3 FLOOR FRAMING/SUBFLOOR Item 2(Picture)

NOTE: All foundations are subject to settlement and movement. Improper/inadequate grading or drainage can cause or contribute to foundation damage and/or failure. Deficiencies must be corrected and proper grading/drainage conditions must be maintained to minimize foundation and water penetration concerns. If significant foundation movement or cracking is indicated, evaluation by an engineer or qualified foundation specialist is recommended. All wood components are subject to decay and insect damage. A wood-destroying insect inspection is recommended. Should decay and/or insect infestation or damage be reported, a full inspection should be made by a qualified specialist to determine the extent and remedial measures required. Insulation and other materials obstructing structural components are not normally moved or disturbed during a home inspection. Obstructed elements or inaccessible areas should be inspected when limiting conditions are removed. In high-wind or high-risk seismic areas, it would be advisable to arrange for an inspection of the house by a qualified specialist to determine whether applicable construction requirements are met or damage exists. Should you seek advice or wish to arrange a new inspection for elements not visible during the inspection, please contact the Inspection Company.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Wood Foundations - Wood foundation systems require critical adherence to design and construction specifications to minimize structural or water penetration concerns. Most components are covered and not readily visible. Any signs of moisture, decay or substandard work dictate that a full evaluation be performed by a specialist before closing.

Foundation Repair Warranty - If any foundation or slab stabilization measures have been installed it is suggested that you ask seller to sign over any remaining warranty at closing. Some piering companies will not honor any warranty unless this takes place.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

7. INTERIOR ELEMENTS

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: walls, ceilings and floors of the dwelling and garage; steps, stairways, balconies and railings; doors and windows including operation, glazing and thermal pane seals; installed cabinets and countertops; indicators of harmful water penetration or condensation on interior and structural components; fireplace hearth and hearth extension; damper; gas supply; firebox, vent systems, flues and chimneys.
The inspector shall describe: the walls, ceilings and floors; the fireplace; solid fuel burning appliances; chimneys.
The inspector is not required to inspect: paint, wallpaper and other finish treatments; carpeting and other floor coverings; window treatments; the operation of interior door locks, latches and devices; recreational facilities; the interiors of flues or chimneys, the fire screens and doors, the seals and gaskets, the automatic fuel feed devices, the mantels and fireplace surrounds, the combustion make-up air devices, the heat distribution assists whether gravity controlled or fan assisted or free standing solid fuel burning appliances; ignite or extinguish fires; determine draft characteristics; move fireplace inserts, stoves or firebox contents.

Inspection of the house interior is limited to readily accessible and visible elements as listed herein.Elements and areas that are inaccessible or concealed from view by any means cannot be inspected. Aesthetic and cosmetic factors (e.g., paint and wallpaper) and the condition of finish materials and coverings are not addressed. Window and door evaluations are based on a random sampling of representative units. It is not possible to confirm safety glazing or the efficiency and integrity of insulated window/door units. Auxiliary items such as security/safety systems (or the need for same), home entertainment or communication systems, structured wiring systems, doorbells, telephone lines, central vacuums, and similar components are not included in a standard home inspection. Due to typical design restrictions, inspection of any fireplace, stove, or insert is limited to external conditions. Furthermore, such inspection addresses physical condition only; no code/fire safety compliance assessment or operational check of vent conditions is performed. Additional related information may be found in other sections of this report.

PREDOMINANT CEILINGS: Wood Frame Drywall	PREDOMINANT WALLS: Wood Frame Drywall	PREDOMINANT WINDOWS: Single Pane
PREDOMINANT FLOORS: Wood Frame	FIREPLACE 1: Location: Living Room Masonry Fireplace	INSPECTOR: DL KL

S	F	P	NA	NI
					7.0	WALLS / CEILINGS Apparent fungal growth noted in ceiling of the lower furnace closet. It appears that the source is the condensate drain line which has an elbow directly above this location. Unable to determine if this is an active leak while the air conditioner would be running. Inquire with seller. Identification of mold can be only be determined with testing - HouseMaster provides this service for an additional fee. Leakage stains noted at the ceiling in the upper level front bedroom closet and at west end of front living area, dry at time of inspection. Inquire with homeowner as to the history and source of any leakage stains. Monitor closely in the future. Leakage stains observed at the ceiling of the laundry room where plumbing vent it (see related comments in Roofing section). Leakage stains on the walls of the furnace closet, all dry at time of inspection. Inquire with seller on any known history.
					7.1	FLOORING
					7.2	FRAMED FLOORS
					7.3	STAIRS/RAILINGS The handrail at the third level room is loose and missing balusters. Correct handrail to prevent injury.
					7.4	DOORS Upper level rear bedroom door is damaged where knob/latch are secured preventing door from latching properly. Upper level bathroom door does not latch closed. Suggest to have corrected by contractor as necessary.
					7.5	FIREPLACE(S) The fireplace damper is stuck in the open position and appears to have a bird nest built in the flue. Also the hearth is cracked at front of fireplace. Have corrected by a chimney sweep.as necessary.
					7.6	CARBON MONOXIDE LEVELS Carbon monoxide (CO) levels were continuously checked for the duration of the home inspection via a continuous CO level meter worn on the person of the inspector. CO levels were NOT elevated during the inspection period.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

7.0 WALLS / CEILINGS Item 1(Picture)	7.0 WALLS / CEILINGS Item 2(Picture)
7.0 WALLS / CEILINGS Item 3(Picture)	7.3 STAIRS/RAILINGS Item 1(Picture)
7.4 DOORS Item 1(Picture)

NOTE: All homes are subject to indoor air quality concerns due to factors such as venting system defects, outgassing from construction materials, smoking, and the use of house and personal care products. Air quality can also be adversely affected by the growth of molds, fungi and other micro-organisms as a result of leakage or high humidity conditions. If water leakage or moisture-related problems exist, potentially harmful contaminants may be present. A home inspection does not include assessment of potential health or environmental contaminants or allergens. For air quality evaluations, a qualified testing firm should be contacted. All homes experience some form of settlement due to construction practices, materials used, and other factors. A pre-closing check of all windows, doors, and rooms when house is clear of furnishings, drapes, etc. is recommended. If the type of flooring or other finish materials that may be covered by finished surfaces or other items is a concern, conditions should be confirmed before closing. Lead-based paint may have been used in the painting of older homes. Chimney and fireplace flue inspections should be performed by a qualified specialist. Regular cleaning is recommended. An assessment should be made of the need for and placement of detectors. All smoke and carbon monoxide detectors should be tested on a regular basic.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Belongings May Restrict View - Inspection of the interior elements of a home are limited by the personal belongings of the occupant. Closets and bedrooms are common areas where visibility of the walls and flooring materials are typically blocked from view. Furniture throughout the house also limits our view. All rooms and closets should be checked during a final walk-through of the home prior to closing, when the home is vacant.

Gas Logs/Ignitors - Gas log sets and log ignitors, as with all gas appliances, can create carbon monoxide during operation. Correct maintenance and care of the appliance and the surrounding firebox are important to ensure safe operation. Consider having a chimney sweep or qualified chimney contractor provide periodic evaluation of the firebox and related equipment.

Walls/Ceiling Conditions - Cracks and nail pops occur in wall/ceiling surfaces due to construction methods, material, framing movement, and other factors. Minor surface conditions can generally be repaired, but the need for periodic repair should be anticipated. If cracks are large, recurring, or appear to increase in magnitude, there is likely an underlying structural concern that may need to be addressed.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

8. KITCHEN

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect the: food waste disposal; range/stove, regardless of whether it is an installed or free standing appliance; cook top; oven(s); dishwasher; ventilation equipments or range hoods; installed microwave; trash compactor; gas appliance connectors and shut off valves.
The inspector shall describe the range/stove, cook top and oven(s) by the energy source.
The inspector is not required to: operate appliances in all modes or self-cleaning cycles; inspect clocks, timers, thermostats or household appliances not listed these standards.

Inspection of the kitchen is limited to visible and readily accessible elements as listed herein. Elements concealed from view or not functional at the time of inspection cannot be inspected. The inspection of cabinetry is limited to functional unit conditions based on a representative sampling; finishes and hardware issues are not included.The inspection of appliances, if performed, is limited to a check of the operation of a basic representative cycle or mode and excludes evaluation of thermostatic controls, timing devices, energy efficiency considerations, cooking or cleaning adequacies, self-cleaning functions, the adequacy of any utility connections, compliance with manufacturer installation instructions, appliance accessories, and full appliance features (i.e., all cycles, modes, and controls). Portable appliances or accessories such as washer, dryers, refrigerators, microwaves, and ice makers are generally excluded. Additional related information may be found in other sections of this report.

VENTILATOR: Down-Flow	COOKTOP: Electric	WALL OVEN: Electric
INSPECTOR: DL

S	F	P	NA	NI
					8.0	SINKS
					8.1	COUNTERTOP RANGE
					8.2	WALL OVEN
					8.3	DISHWASHER (1) Unit is not properly secured to the cabinets/countertop, allowing it to tip forward when open. Have dishwasher secured as necessary. (2) Advisory: While the unit operated normally at time of inspection the likelihood of repair needs increases with age. Consider purchase of a home warranty or service plan to help defray the eventual costs of repair or replacement.
					8.4	DISPOSAL
					8.5	VENTILATOR
					8.6	CABINETRY\COUNTERTOP
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

NOTE: Appliances typically have a high maintenance requirement and limited service life (5-10 years). Operation of all appliances should be confirmed during a pre-closing inspection. Obtain all operating instructions from the owner or manufacturer; have the homeowner demonstrate operation, if possible. Follow manufacturers' use and maintenance guidelines; periodically check all units for leakage or other malfunctions. All cabinetry/countertops should also be checked prior to closing when clear of obstructions. Utility provisions and connections, including water, waste, gas, and/or electric may require upgrading with new appliances, especially when a larger or upper-end appliance is installed. Ground-fault Circuit-interrupters (GFCIs) are required in the kitchen and bathrooms of most newer houses; they are a recommended safety improvement for older houses. Any water leakage or operational defects should be addressed promptly; water leakage can lead to mold and hidden/structural damage.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Stove Strap - As of July 2000, stove manufacturers require that an anti-tip strap or bracket be installed in the rear of the unit to a stud location or the floor to prevent the stove from tipping if weight is applied to an open oven door. See further information about the class action lawsuit settlement at www.searsrangesettlement.com. Recommend having appliance vendor anti-tip device.

Refrigerators - Free-standing refrigerators and freezers are not checked as part of a General Home Inspection.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

9. BATHROOM(s)

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the connections, flow and drainage of fixtures, and fittings at bathtubs, showers, sinks, toilets and the exterior hose bibs immediately adjacent to the structure; the shower and bathtub enclosure surfaces; mechanical ventilation systems.
The inspector is not required to: operate safety valves, shut-off valves or washing machine hose connections, if installed appliances are present; use technically exhaustive techniques to determine the water tightness or integrity of shower pans or enclosures.

The inspection of bathrooms is limited to readily accessible and visible elements as listed herein. Bathrooms are high-use areas containing many elements subject to ongoing wear and periodic malfunction, particularly fixtures and other elements associated with the plumbing system. Normal usage cannot be simulated during a standard home inspection.Water flow and drainage evaluations are limited to a visual assessment of functional flow. The function and watertightness of fixture overflows or other internal fixture components generally cannot be inspected. A standard home inspection does not include evaluation of ancillary items such as saunas or steam baths. Additional related information may be found in other sections of this report.

INSPECTOR:

S	F	P	NA	NI
					9.0	SINKS Lower level bathroom sink faucet drips slightly during use. Have corrected by plumber as necessary.
					9.1	CABINETRY/COUNTERTOPS
					9.2	TOILETS
					9.3	TUBS/SHOWERS Damaged tile noted in the lower level bathroom shower floor. This is a conducive condition for water penetration and related concerns. Correct as needed. Missing caulk noted at upper level bathtub tile. Have corrected to prevent moisture penetration.
					9.4	VENTILATION Gas wall heaters in bathrooms are now considered a life safety hazard. The wall heaters in both bathrooms should be removed or permanently disabled by removing the gas supply. Consult a plumber for repairs.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

9.3 TUBS/SHOWERS Item 1(Picture)

9.3 TUBS/SHOWERS Item 2(Picture)

NOTE: Anticipate the possibility of leakage or other concerns developing with normal usage/aging or as concealed conditions are discovered with maintenance work or upon removal of carpeting, tile, shower enclosures, etc. The watertightness of all surfaces exposed to water must be maintained on a regular basis by caulking, grouting, or other means. Hot water represents a potential scalding hazard; hot water supply temperatures should be maintained at a suitable level. The water temperature at fixtures, especially for showerings or bathing, generally will require additional tempering for personal comfort and safety. Due to the potential hazards associated with electric components located in bathroom areas, any identified concern should be addressed immediately. Ground-fault Circuit-interrupters (GFCIs) are recommended for all bathroom receptacle outlets.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Stall Showers - The base of many stall showers is a composite system, utilizing tile or other surface materials, with an underlying base (pan) of metal or other material. This type pan is not visible; the underside of other type shower bases are also not readily visible. Accordingly, it is not possible during a standard inspection to determine the watertightness of a shower pan. With normal aging/wear, leakage will eventually occur.

Spa Tub Enclosures - The electrical and plumbing components of a jetted/spa tub should be readily accessible to allow for regular inspection and required maintenance. Many tub enclosures have a semi-permanent panel installed at the front of the enclosure - removal of the panel requires tools as well as subsequent repairs to caulk, paint and adjacent finished surfaces. If the tub enclosure does not have easily openable or removable panels for this purpose it is recommended that such access be created.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

10. ELECTRIC SYSTEM

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the service drop, the service entrance conductors, cables and raceways; the service equipment and main disconnects; the service grounding; the interior components of service panels and sub panels by removing the panel dead front covers; the branch circuit conductors, over current protection devices and the compatibility of the conductors with the device; conduit, wiring and splicing including the basement, crawl space and attic; interior and exterior installed lighting fixtures, switches and ceiling fans; receptacles including polarity and grounding, ground fault circuit interrupters and arc fault circuit interrupters; exterior electrical components the provide service to a qualifying garage or carport.
The inspector shall describe: the amperage and voltage rating of the service; the wiring methods; the location of the main disconnect(s), distribution panels and sub panels; the presence of solid conductor aluminum branch circuit wiring; the absence of smoke detectors.
The inspector is not required to: inspect remote control devices unless the device is the only control device, alarm systems and components, low voltage wiring systems and components or ancillary wiring systems and components not a part of the primary electrical power distribution system; measure amperage, voltage/voltage drop, or impedance; insert any tool, probe or testing device inside panels or dismantle any electrical device or control other than to remove the dead front covers of the main and sub panels; test or operate any over current protection device except ground fault and arc fault circuit interrupters.

The inspection of the electric systems is limited to readily visible and access elements as listed herein. Wiring and other components concealed from view for any reason cannot be inspected. The identification of inherent material defects or latent conditions is not possible. The description of wiring and other components and the operational testing of electric devices and fixtures are based on a limited/random check of representative components. Accordingly, it is not possible to identify every possible wiring material/type or all conditions and concerns that may be present. Inspection of Ground-fault Circuit-interrupters (GFCIs) is limited to the built-in test functions. No assessment can be made of electric loads, system requirements or adequacy, circuit distribution, or accuracy of circuit labeling. Auxiliary items and electric elements (or the need for same) such as surge protectors, lightning protection systems, generators, security/safety systems, home entertainment and communication systems, home automation systems, structured wiring systems, low-voltage wiring, and site lighting are not included in a standard home inspection. Additional related information may be found in other sections of this report.

SERVICE CHARACTERISTICS: Service Line: Overhead Est. Service Capacity: 120/240 Volts: 100 Amps Type Service Feeder: Copper Service Disconnect: Single Main Disconnect Service Disconnect Location: Distribution Panel Service Disconnect Location: Interior	DISTRIBUTION PANEL 1: TYPE: Circuit Breaker LOCATION: Hallway LOCATION: Closet ESTIMATED AMPS: 100 VOLTS: 240 PANEL MANUFACTURER: Square D	MAJOR APPLIANCE (240 VOLT) CIRCUIT(S): Copper
HOUSEHOLD (120 VOLT) CIRCUITS: Copper Non-metallic sheathed cable Cloth wrapped cable	CIRCUIT INTERRUPTERS: GFCI: At Receptacles	DETECTORS: TYPE: Battery LOCATION: Hallway(s) LOCATION: Upper Level LOCATION: Lower Level
INSPECTOR: DL KL

S	F	P	NA	NI
					10.0	SERVICE / ENTRANCE LINE
					10.1	SERVICE GROUNDING PROVISIONS
					10.2	MAIN DISCONNECT(S)
					10.3	DISTRIBUTION PANEL 1 Have an electrician correct the following as necessary: Double taps (two wires connected at a single lug or breaker) noted in the panel. In most cases only a single conductor may be connected at any lug or breaker. This is most likely due to the panel being at capacity for installed breakers. Wiring entering the panel without proper protective or strain relief clamps. Four panel cover screws are missing.
					10.4	WIRING / CONDUCTORS (1) Unprotected splices or uncovered junction boxes noted in the following locations. All splices and connections are to be secured in a closed, accessible junction box. Have an electrician correct. In crawlspace at front of house under porch area near access. Lower level furnace closet (two places). (2) The original house wiring is an ungrounded system which were common through the 1960's. While the two-wire system does not provide the additional safety of a current, grounded system, it is functional without any changes. Upgrading to a grounded system is recommended, consult with an electrician as desired.
					10.5	FIXTURES & RECEPTACLES (1) Have an electrician correct the following concerns - Upper level hallway ceiling light fixture and fixture in upper level utility closet is missing light bulbs. Replace bulbs or have corrected by electrician. Upper level front bedroom is missing an outlet cover. Provisions for lighting in the garage hanging by the wires. Outlet at the rear patio slab near the steps is not energized. (2) Three prong outlets on an ungrounded electrical circuit are typically required to have GFCI protection. This is the only approved way to install a three-prong outlet in the absence of a ground. Recommend consult an electrician for remedial measures as needed. (3) Advisory: Triple light switch in living room near the patio door are for the lighting in the upper wrap around. Seller advised all bulbs have been removed.
					10.6	GFCI and AFCI TEST
					10.7	SMOKE / CO DETECTOR TEST
					10.8	OTHER Electrical components at the west fence line area are not energized.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

10.3 DISTRIBUTION PANEL 1 Item 1(Picture)	10.3 DISTRIBUTION PANEL 1 Item 2(Picture)
10.3 DISTRIBUTION PANEL 1 Item 3(Picture)	10.4(1) WIRING / CONDUCTORS Item 1(Picture)
10.4(1) WIRING / CONDUCTORS Item 2(Picture)	10.4(1) WIRING / CONDUCTORS Item 3(Picture)
10.5(1) FIXTURES & RECEPTACLES Item 1(Picture)	10.8 OTHER Item 1(Picture)

NOTE: Older electric service may be minimally sufficient or inadequate for present/future needs. Service line clearance from trees and other objects must be maintained to minimize the chance of storm damage and service disruption. The identification of inherent electric panel defects or latent conditions is not possible. It is generally recommended that aluminum-wiring systems be checked by an electrician to confirm acceptability of all connections and to determine if any remedial measures are required. GFCIs are recommended for all high hazard areas (e.g., kitchens, bathrooms, garages and exteriors). AFCIs are relatively new devices now required on certain circuits in new homes. Consideration should be given to adding these devices in existing homes. The regular testing of GFCIs and AFCIs using the built-in test function is recommended. Recommend tracing and labeling of all circuits, or confirm current labeling is correct. Any electric defects or capacity or distribution concerns should be evaluated and/or corrected by a licensed electrician.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Central Vacuum System - Central vacuum systems, where present, are checked for basic operation only. Suction and capacity of individual vacuum ports is not determined.

Recommend CO detector - Installation of a carbon monoxide detector is recommended in any home where natural gas is used to fuel appliances. In some areas the local code authority may require installation of a CO detector when gas appliances are replaced or repaired. CO detectors should be installed in or near bedrooms, and there should be one on each level of the home. Carbon Monoxide detectors have a limited lifespan which is marked on the product packaging, typically 7 years or less. If the exact age of a detector cannot be determined the best course of action is replacement to ensure proper operation.

Exposed Closet Light Bulbs - Light fixtures located in closets should have protective covers over the light bulb to prevent damage and possible injury. Recommend have an electrician correct as needed.

Smoke Detectors with Security Systems - Functioning smoke detectors are a requirement for all homes. The presence of a security system which incorporates heat or smoke sensors does not negate the requirement for stand-alone smoke detectors. A representative number of smoke detectors are tested via the built-in test button - height, location or other factors may prevent testing of some units.

Smoke Detectors - Regardless of the age of a home, best practice is to have smoke alarms in every bedroom, every hallway that serves a bedroom and on every level of the home. If not already present you should consider installing detectors to this level. The NFPA (National Fire Protection Association) recommends replacing smoke alarms that are more than 10 years old. According to NFPA and detector manufacturers aging smoke alarms may lose efficacy and sensitivity over time.

Dryer Outlet - 220 volt receptacles such as those provided for electric clothes dryers and electric ranges are not tested for power during the course of a standard home inspection. If you wish to install an appliance which requires such a receptacle verify presence of power at the receptacle. Clothes dryer receptacles and power cords are commonly available in 4-wire and 3-wire configurations - if the appliance power cord doesn't match the receptacle an electrician can replace one or the other to allow operation.

Security Lights - Exterior lighting fixtures which are controlled by light sensors typically cannot be checked for function during a home inspection. You should verify operation of any such fixtures when conditions permit.

Missing Permit - Electrical distribution panel installations and other major electrical work are typically required to be permitted and approved by a building code inspector. Absence of a permit sticker could indicate that a code inspection did not take place and that the installation may not meet local code requirements.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

11. HEATING/COOLING SYSTEM(s)

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall open readily openable access panels.
The inspector shall inspect: the installed heating equipment including backup heating devices; controls; heating operation; burners and burner chambers in fuel fired heating systems; combustion air provisions; gas supply piping and shut off valve; electrical supply provisions and disconnects; clearances; vent systems, flues, and chimneys; bathroom supplemental heating appliances; installed cooling equipment; cooling operation; condensate disposal provisions; the electrical supply provisions and disconnect; the refrigerant lines; plenums and ducts with associated supports, insulation, supply registers and return grills; radiators and piping; filters; main air handlers, fans and blowers.
The inspector shall describe: the heating methods by their distinguishing characteristics and the energy sources; the cooling methods by their distinguishing characteristics and the energy sources; the type of conditioned air distribution system.
The inspector is not required to: inspect the interiors of flues or chimneys, humidifiers or dehumidifiers, solar space heating systems, and heat exchangers; measure amperage of electric heating elements; verify sizing or component matching; operate equipment when outdoor temperatures may cause damage to the equipment; inspect electronic air filters, heat reclamation equipment or dampers; determine duct leakage or calculate duct sizing; determine the uniformity, adequacy, or distribution balance of the heat or cooling supply to habitable rooms.

The inspection of heating and cooling systems is limited to readily visible and accessible elements as listed herein. Elements concealed from view or not functional for any reason cannot be inspected. A standard home inspection does not include a heat gain or heat loss analysis, heating/cooling design or adequacy evaluation, energy efficiency assessment, installation compliance check, chimney flue inspection or draft test, solar system inspection, buried fuel tank inspection, or refrigerant issues. Furthermore, portable units or add-on components such as electronic air cleaners, humidifiers and water treatment systems are not inspected, unless specifically indicated. The functional check of heating and cooling systems is limited to the operation of a basic cycle or mode and excludes the evaluation of thermostatic controls, timing devices, analysis of distribution system flow or temperatures, or operation of full system features (i.e., all cycles, modes, and controls). Air conditioning systems are not checked in cold weather. Additional related information may be found in other sections of this report.

SYSTEM #1:

SYSTEM TYPE: Ducted Split System

COOLING SOURCE: Air Conditioner

HEAT SOURCE: Natural Gas Forced Air Furnace

AREA SERVED: Lower Level

GENERAL DISTRIBUTION: Subfloor Ducts

DUCT MATERIAL: Rigid Metal

FILTER: At Air Return Grilles

FILTER CONDITION: Dirty

FURNACE LOCATION: Hallway Closet

FURNACE AGE: 22 Years

FURNACE DESIGN LIFE: 15-20 years

FURNACE MAKE: Rheem

AC/HEAT PUMP LOCATION: Rear

AC/HEAT PUMP AGE: 23 Years

AC/HEAT PUMP DESIGN LIFE: 10-18 Years

AC/HEAT PUMP MAKE: Rheem

Cooling Temperature Split : 17 degrees

SYSTEM #2:

SYSTEM TYPE: Ducted Split System

COOLING SOURCE: Air Conditioner

HEAT SOURCE: Natural Gas Forced Air Furnace

AREA SERVED: Upper Level

GENERAL DISTRIBUTION: Ceiling Ducts

DUCT MATERIAL: Rigid Metal

FILTER: At Air Return Grilles

FILTER CONDITION: Dirty

FURNACE LOCATION: Bedroom

FURNACE LOCATION: Closet

FURNACE AGE: 23 Years

FURNACE DESIGN LIFE: 15-20 years

FURNACE MAKE: Rheem

AC/HEAT PUMP LOCATION: Rear

AC/HEAT PUMP AGE: 23 Years

AC/HEAT PUMP DESIGN LIFE: 10-18 Years

AC/HEAT PUMP MAKE: Rheem

Cooling Temperature Split : 17 degrees

INSPECTOR:

S	F	P	NA	NI
					11.0	--- SYSTEM #1 ---
					11.1	SYSTEM #1 HEATING SYSTEM While the unit operated normally at time of inspection the likelihood of repair needs increases with age. Consider purchase of a home warranty or service plan to help defray the eventual costs of repair or replacement.
					11.2	SYSTEM #1 COOLING SYSTEM See 11.1
					11.3	SYSTEM #1 INSTALLATION PROVISIONS There is a section of ventilation pipe that is sloped in a downward direction for both furnaces. B-Vent pipe is to slope upward the entire length of vent. The refrigerant line insulation is missing where exposed at the exterior. This can lead to condensation as well as loss of efficiency. Insulation on the large refrigerant line should be continuous with no gaps - repair as needed.
					11.4	SYSTEM #1 DISTRIBUTION SYSTEM Portions of the rigid metal are in contact with the crawlspace floor. This is a conducive condition for moisture-related damage - note that metallic portions of the ductwork cannot be seen due to insulation wrapping. All ductwork should have at least 4" of clearance to the ground or be protected from contact by a vapor barrier. Also there are several ducts that are missing insulation. Have an HVAC contractor correct as necessary and verify the condition of all ductwork.
					11.5	SYSTEM #1 CONDENSATE PROVISIONS
					11.6	--- SYSTEM #2 ---
					11.7	SYSTEM #2 HEATING SYSTEM See 11.1
					11.8	SYSTEM #2 COOLING SYSTEM See 11.1 The system appears to be oversized for the square footage of the upper level. The home inspection industry uses a general rule of thumb, 1 ton of cooling capacity for every 550-600 sq ft. Using that rule it appears this system is somewhat oversized. The HVAC contractor is the expert in sizing the systems and they typically size the system based on numerous factors; sq ft, amount of insulation, blower efficiencies, duct sizing, window sizing, ceiling height, etc. An oversized system will cool the house very quickly but may not cycle long enough to remove humidity from the home before satisfying the thermostat, resulting in higher than normal humidity levels in the home. If desired consult an HVAC contractor to ensure the system is properly sized.
					11.9	SYSTEM #2 INSTALLATION PROVISIONS Fuel-burning equipment is not typically permitted in bathrooms and bedrooms due to life safety concerns. Such equipment must be isolated from the room air via a separate sealed enclosure with adequate combustion air, or must be moved to different location. See 11.3 for similar issues with this installation. Electric conduit gapped open at the exterior unit, have corrected.
					11.10	SYSTEM #2 DISTRIBUTION SYSTEM Observed water stains and fungal/dirt and and around the ceiling registers in the upper level bedrooms. This may be related to the details described 11.8. Correct as necessary. Large circular duct observed in the lower furnace closet, extending up towards the upper level furnace. Unable to determine if this is actually in use or not. The insulation wrapped around this duct possibly contains asbestos products. Asbestos was commonly used in a number of building materials in homes built prior to the 1980's. Cement fiber gas appliance vent pipes and air duct insulation are examples of building materials which may have asbestos as part of their composition. The only way to positively verify the presence of asbestos in any building material is to have a laboratory test a sample of the material in question.
					11.11	SYSTEM #2 CONDENSATE PROVISIONS There is some apparent mold growing on exterior of condensate line at upper level evaporator coil. Suggest to clean with an antifungal treatment as necessary. A small drip pan might be a solution to protect from moisture damage.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

11.4 SYSTEM #1 DISTRIBUTION SYSTEM Item 1(Picture)	11.4 SYSTEM #1 DISTRIBUTION SYSTEM Item 2(Picture)
11.9 SYSTEM #2 INSTALLATION PROVISIONS Item 1(Picture)	11.10 SYSTEM #2 DISTRIBUTION SYSTEM Item 1(Picture)
11.10 SYSTEM #2 DISTRIBUTION SYSTEM Item 2(Picture)

NOTE: Regular heating and cooling system maintenance is important. The older the unit the greater the probability of system deficiencies or failure. Combustion air provisions, clearances to combustibles, and venting system integrity must be maintained for safe operation. Any actual or potential concerns require immediate attention, as health and safety hazards may exist, including the potential for carbon monoxide poisoning. A thorough inspection of heat exchangers by a qualified heating specialist is recommended to determine heat exchanger conditions, particularly if the unit is beyond 5+ years old or any wear is indicated. Inadequate cooling or other system problems may not be due simply to an inadequate refrigerant charge, as more significant concerns may exist. Condensate lines and pumps, if present, should be checked regularly for proper flow; backup or leakage can lead to mold growth and structural damage. All condensate drains must be properly discharged to the exterior or a suitable drain using an air gap. Cooling comfort will vary throughout most houses due to house or system design or other factors. Comfort will vary throughout most houses due to house or system design or other factors. Filters need to be replaced/cleaned on a regular basis; periodic duct cleaning may be required. Insulation on older heating systems may contain asbestos. Independent evaluation is required to address any possible asbestos or buried fuel tank concerns. Cooling systems cannot be safely or properly evaluated at low exterior temperatures. Arrange for an inspection when temperatures are at moderate levels for several days. Servicing or repair of heating and cooling systems should be made by a qualified specialist.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Missing permit - HVAC installations are typically required to be permitted and approved by a building code inspector. Absence of a permit sticker could indicate that a code inspection did not take place and that the installation may not meet local code requirements.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

12. PLUMBING SYSTEM

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the interior water supply and distribution systems and components; the clothes washing machine faucets and drains, unless a washing machine is in place; drain, waste and vent systems and components; the fuel storage and/or fuel distribution systems; the drainage pumps, sump pumps and related piping.
The inspector shall describe: water supply piping materials; drain, waste and vent piping materials; the location of the main water shut-off, main fuel shut-off and the house sewer cleanout; the presence of any shade of yellow CSST.
The inspector is not required to: inspect the interiors of flues or chimneys, wells, well pumps, or water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems, or private waste disposal systems; determine the quantity or quality of the water supply; determine whether water supply and waste disposal are public or private; operate safety valves, shut-off valves or washing machine hose connections, if installed appliances are present.

The inspection of the plumbing system is limited to readily visible and accessible elements as listed herein. Piping and other components concealed from view for any reason cannot be inspected. Material descriptions are based on a limited/random check of representative components. Accordingly,it is not possible to identify every piping or plumbing system material, or all conditions or concerns that may be present. A standard home inspection does not include verification of the type water supply or waste disposal, analysis of water supply quantity or quality, inspection of private onsite water supply or sewage (waster disposal) systems, assessment/analysis of lead piping/solder or lead-in-water concerns, or a pressure test of gas/fuel piping or storage systems. Furthermore, the function and effectiveness of any shut-off/control valves, water filtration or treatment equipment, irrigation/fire sprinkler systems, outdoor/underground piping, backflow preventers (anti-siphon devices), laundry standpipes, vent pipes, floor drains, fixture overflows, and similar features generally are not evaluated. Additional related information may be found in other sections of this report.

WATER PIPING: Galvanized PEX	WATER SHUT-OFF LOCATION: At Meter	WATER PRESSURE: 80-90 PSI
GAS SHUT-OFF LOCATION: At Meter	DRAIN/WASTE LINES: Cast Iron Lead PVC	MAIN SEWER CLEANOUT: Rear
LAUNDRY EQUIPMENT: Present	DRYER VENT #1 EXHAUST LOCATION: North Side	INSPECTOR: KL

S	F	P	NA	NI
					12.0	WATER PIPING Galvanized steel water lines noted. This type of water piping develops interior corrosion deposits that reduce water flow over time, resulting in a typical life span of 50-70 years. Over time corrosion on the interior of the pipes will reduce water flow. DESCRIBE - galvanized piping operation
					12.1	WATER PRESSURE
					12.2	WATER FLOW AT FIXTURES
					12.3	DRAIN / WASTE / VENT PIPING Leakage noted in drain lines in crawlspace under the hallway bathroom sinks and disconnected drain pipe noted under the kitchen sink. Have corrected by plumber as necessary for proper function.
					12.4	FIXTURE DRAINAGE
					12.5	EXTERIOR FAUCETS The exterior faucet is not secured to the house at the NE corner. This places stress on the supply piping when faucets are operated. Have faucets secured to house. Unless otherwise noted all faucets were checked under pressure and found to be in normal working order. If hoses are left connected during freezing temperatures the faucet pipe can freeze and crack, a condition typically not apparent until the faucet is operated. During winter months all exterior faucets should be checked during the pre-closing walk-through.
					12.6	GAS PIPING Uncapped gas stubs observed in the upper and lower levels, suggest capping them to avoid any possibility of leakage through the valves.
					12.7	LAUNDRY SUPPLY / DRAIN Presence of washing machine and dryer prevented evaluation of the laundry supply valves for leakage, proper drainage of the stand pipe, and of the condition of the wall behind the laundry appliances. These items should be checked when laundry equipment has been removed.
					12.8	DRYER VENT The exterior dryer vent hood is screened. Screens over the dryer exhaust vent are not permitted due to the likelihood of lint buildup and resulting blockage. The screen should be removed to prevent such blockage from occurring.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

12.3 DRAIN / WASTE / VENT PIPING Item 1(Picture)	12.3 DRAIN / WASTE / VENT PIPING Item 2(Picture)
12.5 EXTERIOR FAUCETS Item 1(Picture)	12.8 DRYER VENT Item 1(Picture)

NOTE: Recommend obtaining documentation/verification on the type water supply and waste disposal systems. If private onsite water and/or sewage systems are reported/determined to exists, independent evaluation (including water analyses) is recommended. Plumbing systems are subject to unpredictable change, particularly as they age (e.g., leaks may develop, water flow may drop, or drains may become blocked). Plumbing system leakage can cause or contribute to mold and/or structural concerns. Some piping may be subject to premature failure due to inherent material deficiencies or water quality problems, (e.g., older polybutylene pipe may leak at joints, copper water pipe may corrode due to acidic water, or old galvanized pipe may clog due to water mineral content). Periodic cleaning of drain lines, including underground pipes will be necessary. Periodic water analyses are recommended to determine if water filtration and treatment systems are needed. Confirm and label gas and water shut-off valve locations. A qualified plumber should perform all plumbing system repairs.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Auxiliary Systems - A standard home inspection does not include assessment or operation of icemaker and refrigerator supply lines, water filtration or treatment systems, irrigation systems and outdoor plumbing, backflow preventers (anti-siphon devices), fire sprinklers or similar systems.

Washing Machine Connections - The functionality of washer connections and drain pipes cannot be checked when there is a washing machine installed, nor can valve leakage or dripping be identified when hoses are attached. Differing washing machines may discharge water at different rates when draining - verify that the existing drain will accommodate your washing machine's rate of discharge when first used. It is recommended that steel braided hoses be used for water hookups.

Main Drain Lines In Older Homes - Sewer line collapse becomes a greater concern with older homes. Collapsed lines may result in sewage back-up into the home or other concerns but are typically not detectable during a General Home Inspection, especially if the home is vacant. The limited testing of the fixtures cannot introduce the amount of water into the system that normal occupancy can. A sewer line video inspection will determine the exact condition of the main sewer line and is available as an ancillary service through HouseMaster.

Fixture Shut-offs - Individual fixture shutoff valves are typically found on the water lines at all sinks and toilets for ease of maintenance. If not present consider having a plumber add.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 2000001 / Smith

13. WATER HEATER(s)

OKLAHOMA TITLE 158, CHAP. 70 - HOME INSPECTION INDUSTRY REGULATIONS

The inspector shall inspect: the water heating equipment, safety devices/valves, clearances, vent systems, flues and chimneys, gas supply piping, and gas shut off valves.
The inspector shall describe: the water heating equipment and the energy sources.

The inspection of hot water supply systems is limited to readily visible and accessible elements as listed herein. Elements concealed from view for any reason cannot be inspected. All standard water heaters require temperature-pressure relief valves (TPRV); these units are not operated during a standard home inspection but should be checked regularly for proper operation. A standard home inspection does not include evaluation of the adequacy/capacity of hot water supply systems, or inspection of saunas, steam baths, or solar systems. An increase in the hot water supply system capacity may be needed for large jetted baths or other fixtures requiring a large volume of hot water, or when bathroom or plumbing facilities are added or upgraded. Additional related information may be found in other sections of this report.

WATER HEATER 1:

TYPE: Direct-heated Tank

FUEL: Electric

LOCATION: Laundry/Utility Room

CAPACITY: 30 Gallons

MAKE: Whirlpool

ESTIMATED AGE: 10 to 15 years

DESIGN LIFE: 10 to 18 years

WATER HEATER 2:

TYPE: Direct-heated Tank

FUEL: Electric

INSTALLATION: Sitting on Floor

LOCATION: Upper Level

LOCATION: Laundry/Utility Room

CAPACITY: 50 Gallons

MAKE: Whirlpool

AGE: 4 years

DESIGN LIFE: 8 to 12 years

INSPECTOR:

S	F	P	NA	NI
					13.0	--- WATER HEATER #1 ---
					13.1	WATER HEATER #1 EQUIPMENT While the unit operated normally at time of inspection the likelihood of repair needs increases with age. Consider purchase of a home warranty or service plan to help defray the eventual costs of repair or replacement.
					13.2	WATER HEATER #1 INSTALLATION The drain line for the Temperature/Pressure Relief Valve is missing. Have a plumber correct as needed.
					13.3	--- WATER HEATER #2 ---
					13.4	WATER HEATER #2 EQUIPMENT
					13.5	WATER HEATER #2 INSTALLATION The pan installed at upper level water heater is damaged and would not hold water which would allow water to damage area of home. Suggest to have pan replaced by plumber as necessary. See also 3.2
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor/Defective, NA= Not Applicable, NI= Not Inspected

13.2 WATER HEATER #1 INSTALLATION Item 1(Picture)	13.5 WATER HEATER #2 INSTALLATION Item 1(Picture)
13.5 WATER HEATER #2 INSTALLATION Item 2(Picture)

NOTE: Maintain hot-water supply temperatures at no more that about 120 degrees F (49 degrees Celsius) for personal safety; hot water represents a potential scalding hazard. Anti-scald devices are available as an added safety measure. The combustion chamber or ignition sources of water heaters and other mechanical equipment in garage areas should be positioned/maintained at least 18 inches above the floor for safety reasons - newer, FVIR water heaters may be allowed to rest directly on the garage floor. Adequate clearance to combustibles must also be maintained around the unit and any vents. Restraining straps are generally required on heaters in active seismic zones. Safety valve (TPRV) discharge should be through a drain line to a readily visible area that can be monitored. Newer tanks should be drained periodically, but many old tanks are best left alone. Tankless or boiler coils systems have little or no storage capacity; a supplemental storage tank can often be added if needed. A qualified plumber or specialist should perform all water heating system repairs.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Overflow Pan/Drain - Water heaters should be installed in an overflow pan if leakage from the tank could cause damage to other building components. Overflow pans should have a drain line to an interior drain or to the exterior of the building. If an overflow pan is not present you should consider having a plumber install one.

Missing Permit - Water heater installations are typically required to be permitted and approved by a building code inspector. Absence of a permit sticker could indicate that a code inspection did not take place and that the installation may not meet local code requirements.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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	Report ID: 2000001 / Smith

SUMMARY OF INSPECTOR COMMENTS

This Summary of Inspector Comments is only one section of the Inspection Report and is provided for guidance purposes only. This Summary is NOT A HOME INSPECTION REPORT and does not include information on all conditions or concerns associated with this home or property.The Inspection Report includes more detailed information on element ratings/conditions and associated information and must be read and considered in its entirety prior to making any conclusive purchase decisions or taking any other action. Any questionable issues should be discussed with the Inspector and/or Inspection Company.

Confirmation of the status of any repairs is not a warranty of the work in question, which is the responsibility of the repairing party. Receipts and/or invoices should be obtained for any repairs or other work performed on the home.

Note: While listings in this Summary of Inspector Comments may serve as a guide to help prioritize remedial needs, the final decision regarding any action to be taken must be made by the client following consultation with the appropriate specialists or contractors.

1. SITE ELEMENTS

1.3	PATIO/PORCH
	Poor/Defective
	Trip hazards observed on concrete porch at rear of house, most likely due to erosion under the slab. Have corrected as necessary. 1.3 Item 1(Picture)

1.4	FENCE
	Poor/Defective
	Fencing in disrepair along the west lot line due to vegetation. Repair as necessary. Remainder of fencing remains serviceable. 1.4 Item 1(Picture)

2. ROOFING

2.0	ROOFING
	Poor/Defective
	2.0 (1) Have roofer correct the following as necessary: Observed gaps in the roofing materials at the east of the gable over the patio cover. Openings in at least 3 areas at the where the gable rake edge intersects with the lower level roof component. This is a conducive condition for allowing moisture to pass to the underlying roofing components.

2.5	EXPOSED FLASHING
	Poor/Defective
	Have roofer evaluate and correct the following as necessary: The step and counter flashings are missing on the rear chimney where the mid level roof line meets it. This can allow water to penetrate. The sealant on the plumbing vent flashings is degrading and should be replaced The sealant around the flush mount flashings on the center, left and right chimneys is degrading and should be replaced. 2.5 Item 1(Picture) 2.5 Item 2(Picture) 2.5 Item 3(Picture)

3. EXTERIOR ELEMENTS

3.0	SIDING 1
	Poor/Defective
	Missing vinyl pieces at the top of the walls at the north end and the southwest inside corner. Replace as necessary. 3.0 Item 1(Picture) 3.0 Item 2(Picture)

3.2	WINDOWS
	Poor/Defective
	Several of the original wood windows have missing hardware, missing window weights, broken/chipped pane, painted shut, or other issues that prevent most of them from operating properly. Bedroom windows are required to have egress for safety. Have corrected or replaced by contractor. Note: Transom windows over the bedroom doors are all painted shut. Have corrected by contractor as necessary.

3.4	PORCH(ES) / DECK(S)
	Poor/Defective
	The following defects were noted at the wrap around deck. Have corrected as necessary by contractor. Wood rot for support noted near south west corner of house. Wood rot noted at bottom of small balcony posts at upper level. Numerous floor boards have visible decay. The southwest corner of the deck is visibly settled. 3.4 Item 1(Picture) 3.4 Item 2(Picture) 3.4 Item 3(Picture)

4. GARAGE

4.0	WALLS / CEILINGS
	Poor/Defective
	Apparent fungal growth noted in walls and ceilings of the rooms on the north side. Unable to determine the extent of the concern or the source of moisture without further invasive measures. If possible consult the seller as to history of the concern and have further investigated or remediated as necessary. Identification of mold can be only be determined with testing - HouseMaster provides this service for an additional fee. Water leaks on the ceiling indicate previous or current leakage. Have further evaluated by roofer as necessary. Damaged drywall observed in numerous locations. 4.0 Item 1(Picture) 4.0 Item 2(Picture)

4.2	VEHICLE DOOR(S)
	Poor/Defective
	Hardware at bottom panel on north end is separating creating a structural issue with the panel and possible sudden failure. Have overhead door company correct as necessary. 4.2 Item 1(Picture)

4.5	ROOFING
	Poor/Defective
	There are no visible flashing components at the cupola. This will allow water to penetrate to the underlying roofing components (see description of roofing installation in 2.0). Have roofer correct as necessary. 4.5 Item 1(Picture)

5. ATTIC

5.0	ACCESS LIMITATIONS
	Not Inspected
	The west end attic space was not accessible due to size of the access hatch and closet shelf preventing ladder placement. This prevented inspection of elements in the inaccessible area - ductwork, framing, roof decking, electrical wiring, appliance exhaust vents and attic ventilation provisions are among the elements which could not be evaluated. Ratings are for accessed areas. 5.0 Item 1(Picture)

6. FOUNDATION/ SUBSTRUCTURE

6.0	ACCESS LIMITATIONS
	Not Inspected
	Portions of the crawlspace in center of house near lower level HVAC unit were not accessible due to limited vertical clearance. This prevented inspection of elements in the inaccessible area - ductwork, framing and subfloor, electrical wiring, plumbing components, moisture-related concerns and crawlspace ventilation provisions are among the elements which could not be evaluated. Ratings are for accessed areas.

6.1	FOUNDATION
	Poor/Defective
	6.1 (1) Stem wall at the eastern front corner of house has settled creating gaps in rock wall. Suggest to have contractor fill/mortar gaps to better support the wood structure and consider shimming the gaps at the floor framing along the tops of the walls.

6.3	FLOOR FRAMING/SUBFLOOR
	Poor/Defective
	Damaged framing members noted in crawlspace near furnace and under lower level hallway bathroom. Consult a foundation repair contractor or pest control contractor for necessary repairs. 6.3 Item 1(Picture) 6.3 Item 2(Picture)

7. INTERIOR ELEMENTS

7.0	WALLS / CEILINGS
	Poor/Defective
	Apparent fungal growth noted in ceiling of the lower furnace closet. It appears that the source is the condensate drain line which has an elbow directly above this location. Unable to determine if this is an active leak while the air conditioner would be running. Inquire with seller. Identification of mold can be only be determined with testing - HouseMaster provides this service for an additional fee. Leakage stains noted at the ceiling in the upper level front bedroom closet and at west end of front living area, dry at time of inspection. Inquire with homeowner as to the history and source of any leakage stains. Monitor closely in the future. Leakage stains observed at the ceiling of the laundry room where plumbing vent it (see related comments in Roofing section). Leakage stains on the walls of the furnace closet, all dry at time of inspection. Inquire with seller on any known history. 7.0 Item 1(Picture) 7.0 Item 2(Picture) 7.0 Item 3(Picture)

7.3	STAIRS/RAILINGS
	Poor/Defective
	The handrail at the third level room is loose and missing balusters. Correct handrail to prevent injury. 7.3 Item 1(Picture)

7.5	FIREPLACE(S)
	Poor/Defective
	The fireplace damper is stuck in the open position and appears to have a bird nest built in the flue. Also the hearth is cracked at front of fireplace. Have corrected by a chimney sweep.as necessary.

8. KITCHEN

8.3	DISHWASHER
	Poor/Defective
	8.3 (1) Unit is not properly secured to the cabinets/countertop, allowing it to tip forward when open. Have dishwasher secured as necessary.

9. BATHROOM(s)

9.0	SINKS
	Poor/Defective
	Lower level bathroom sink faucet drips slightly during use. Have corrected by plumber as necessary.

9.3	TUBS/SHOWERS
	Poor/Defective
	Damaged tile noted in the lower level bathroom shower floor. This is a conducive condition for water penetration and related concerns. Correct as needed. Missing caulk noted at upper level bathtub tile. Have corrected to prevent moisture penetration. 9.3 Item 1(Picture) 9.3 Item 2(Picture)

9.4	VENTILATION
	Poor/Defective
	Gas wall heaters in bathrooms are now considered a life safety hazard. The wall heaters in both bathrooms should be removed or permanently disabled by removing the gas supply. Consult a plumber for repairs.

10. ELECTRIC SYSTEM

10.3	DISTRIBUTION PANEL 1
	Poor/Defective
	Have an electrician correct the following as necessary: Double taps (two wires connected at a single lug or breaker) noted in the panel. In most cases only a single conductor may be connected at any lug or breaker. This is most likely due to the panel being at capacity for installed breakers. Wiring entering the panel without proper protective or strain relief clamps. Four panel cover screws are missing. 10.3 Item 1(Picture) 10.3 Item 2(Picture) 10.3 Item 3(Picture)

10.4	WIRING / CONDUCTORS
	Poor/Defective
	10.4 (1) Unprotected splices or uncovered junction boxes noted in the following locations. All splices and connections are to be secured in a closed, accessible junction box. Have an electrician correct. In crawlspace at front of house under porch area near access. Lower level furnace closet (two places).

10.5	FIXTURES & RECEPTACLES
	Poor/Defective
	10.5 (1) Have an electrician correct the following concerns - Upper level hallway ceiling light fixture and fixture in upper level utility closet is missing light bulbs. Replace bulbs or have corrected by electrician. Upper level front bedroom is missing an outlet cover. Provisions for lighting in the garage hanging by the wires. Outlet at the rear patio slab near the steps is not energized.

10.8	OTHER
	Not Inspected
	Electrical components at the west fence line area are not energized. 10.8 Item 1(Picture)

11. HEATING/COOLING SYSTEM(s)

11.3	SYSTEM #1 INSTALLATION PROVISIONS
	Poor/Defective
	There is a section of ventilation pipe that is sloped in a downward direction for both furnaces. B-Vent pipe is to slope upward the entire length of vent. The refrigerant line insulation is missing where exposed at the exterior. This can lead to condensation as well as loss of efficiency. Insulation on the large refrigerant line should be continuous with no gaps - repair as needed.

11.4	SYSTEM #1 DISTRIBUTION SYSTEM
	Poor/Defective
	Portions of the rigid metal are in contact with the crawlspace floor. This is a conducive condition for moisture-related damage - note that metallic portions of the ductwork cannot be seen due to insulation wrapping. All ductwork should have at least 4" of clearance to the ground or be protected from contact by a vapor barrier. Also there are several ducts that are missing insulation. Have an HVAC contractor correct as necessary and verify the condition of all ductwork. 11.4 Item 1(Picture) 11.4 Item 2(Picture)

11.9	SYSTEM #2 INSTALLATION PROVISIONS
	Poor/Defective
	Fuel-burning equipment is not typically permitted in bathrooms and bedrooms due to life safety concerns. Such equipment must be isolated from the room air via a separate sealed enclosure with adequate combustion air, or must be moved to different location. See 11.3 for similar issues with this installation. Electric conduit gapped open at the exterior unit, have corrected. 11.9 Item 1(Picture)

11.11	SYSTEM #2 CONDENSATE PROVISIONS
	Poor/Defective
	There is some apparent mold growing on exterior of condensate line at upper level evaporator coil. Suggest to clean with an antifungal treatment as necessary. A small drip pan might be a solution to protect from moisture damage.

12. PLUMBING SYSTEM

12.3	DRAIN / WASTE / VENT PIPING
	Poor/Defective
	Leakage noted in drain lines in crawlspace under the hallway bathroom sinks and disconnected drain pipe noted under the kitchen sink. Have corrected by plumber as necessary for proper function. 12.3 Item 1(Picture) 12.3 Item 2(Picture)

12.7	LAUNDRY SUPPLY / DRAIN
	Not Inspected
	Presence of washing machine and dryer prevented evaluation of the laundry supply valves for leakage, proper drainage of the stand pipe, and of the condition of the wall behind the laundry appliances. These items should be checked when laundry equipment has been removed.

12.8	DRYER VENT
	Poor/Defective
	The exterior dryer vent hood is screened. Screens over the dryer exhaust vent are not permitted due to the likelihood of lint buildup and resulting blockage. The screen should be removed to prevent such blockage from occurring. 12.8 Item 1(Picture)

13. WATER HEATER(s)

13.2	WATER HEATER #1 INSTALLATION
	Poor/Defective
	The drain line for the Temperature/Pressure Relief Valve is missing. Have a plumber correct as needed. 13.2 Item 1(Picture)

13.5	WATER HEATER #2 INSTALLATION
	Poor/Defective
	The pan installed at upper level water heater is damaged and would not hold water which would allow water to damage area of home. Suggest to have pan replaced by plumber as necessary. See also 3.2 13.5 Item 1(Picture) 13.5 Item 2(Picture)

Each HouseMaster Franchise is an Independently Owned and Operated Business.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Dan LaBrake

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DAN LABRAKE,
INSPECTOR
918-455-4406
tulsa@housemaster.com

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DAN LABRAKE,
INSPECTOR
918-455-4406
tulsa@housemaster.com

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