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123 Sample Report Dr / Capstone MHT Dev, Inc dba HouseMaster / Chris Williamson


	Report ID: 24112213 / Buyer

Prepared for Exclusive Use by:

Home Buyer

Address of Property:

123 Sample Report Dr
Alpharetta GA 30022

Date of Service:

11/22/2024

Company Providing Service:

Chris Williamson

ASHI # 266745

Capstone MHT Dev, Inc dba HouseMaster

108 Stonewood Trail
Ball Ground GA 30107

Services provided by a locally owned and independently operated franchise company.

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	Report ID: 24112213 / Buyer

Services performed by a locally owned and independently operated franchise company.

Top Table of Contents Bottom


	Report ID: 24112213 / Buyer

INSPECTION INFORMATION

CLIENT:

Home Buyer

PROPERTY ADDRESS:

123 Sample Report Dr
Alpharetta GA 30022

INSPECTION DATE/TIME:

11/22/2024 - 9:00 am

INSPECTOR:
Chris Williamson ASHI # 266745

INSPECTION COMPANY:
Capstone MHT Dev, Inc dba HouseMaster
108 Stonewood Trail Ball Ground GA 30107

INSPECTION DETAILS

DESCRIPTION OF HOME: Single Family	EST. AGE OF HOME: 36 years	TYPE OF INSPECTION: Standard Home Inspection - WDI
STATUS OF HOME: Vacant	WEATHER CONDITIONS: Sunny	PEOPLE PRESENT: Buyer, Agent
APPROX. TEMPERATURE: 40 F

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 SPV 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

If any area of the home is inaccessible and/or elements were concealed or otherwise obstructed from the view, then an inspection of that area/element could not be performed. The seller should be questioned about any concerns that may exist related to inaccessible or hidden areas prior to closing. If possible, access should be provided or limiting factors should be removed to allow an inspection prior to closing by the home inspector or appropriate specialist.

Any pictures (photographs, graphics, or images) included in or otherwise provided in conjunction with this 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, except as may be described in the Inspection Report. Furthermore, the lack of a picture for any element or condition also does not change 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.

Numerous devices in homes today are operated with remote controls. Assessment of these controls/devices is not within the scope of a standard home inspection. For a list of and information about these devices, contact the seller. Some of these devices have changeable codes that should be reset for your use or safety. Refer to the manufacturer instructions for further information and warnings.

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 limitations and arrange additional inspections when conditions permit or otherwise address limitations prior to closing. If there are any questions on the need for further inspections or other work, contact the local HouseMaster office.

Please review this report closely to determine if any item or component was not inspected due to incomplete work, unconnected or shutdown utilities, or other factors; arrange for an inspection of these components prior to closing.

Many insurance companies now mandate insurance inspections or otherwise assess a home’s condition to determine whether it meets their particular criteria or regulatory requirements for homeowner insurance coverage. These inspections or assessments may not be performed until after the home has been purchased. Each jurisdiction and insurance company has varying underwriting requirements. This home inspection was not performed to determine whether the dwelling or property meets the applicable governmental agencies or any particular insurance company’s underwriting requirements. It is recommended that all home buyers consult with their insurance agent/provider prior to the purchase of the home to determine any underwriting requirements or limitations that might affect their ability to obtain insurance or premiums.

It is often not possible to properly evaluate certain elements in a new structure or if a house has been vacant for any length of time. For example, a drain leak in a wall or blockage in an underground waste line may not become apparent until hours (or days) after the inspection. Therefore, anticipate the possibility of such latent defects with subsequent use of the house and/or systems. Furthermore, a thorough pre-closing inspection is recommended.

Pictures in Report - Any pictures (photographs, graphics, or images) included in or otherwise provided in conjunction with this 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, except as may be described in the Inspection Report. Furthermore, the lack of a picture for any element or condition also does not change 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.

Product Notices - A standard home inspection does not include identification or research regarding products (appliances, piping, roofing, or other building components) installed in a home that may be the subject of a defect study, investigation, warning or recall notice issued by a manufacturer, the Consumer Product Safety Commission (CPSC), or any other entity. It is very difficult, if not impossible in many cases, to determine which items in a house may be the subject of an investigation or notice. Should this report include any reference to a product notice, it is provided for general guidance purposes only and does not imply that an inspection or research was performed to identify other possible concerns. As you take on ownership of your home it is recommended that you visit the Consumer Product Safety Commission (www.cpsc.gov ) or Canadian Standards Association (www.csa.ca) web sites for current information on any recalls and safety notices that may be associated with the materials or equipment in your home.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

1. EXTERIOR ELEMENTS

Inspection of exterior elements is limited to readily visible and accessible surfaces of the house envelope and connected appurtenances as listed herein; elements concealed from view by any means cannot be inspected. All exterior elements are subject to the effects of long-term exposure and sudden damage from ongoing and ever-changing weather conditions. Style and material descriptions are based on predominant/representative components and are provided for general information purposes only; specific types and/or material make-up material is not verified. Neither the efficiency nor integrity of insulated window units can be determined. Furthermore, the presence/condition of accessories such as storms, screens, shutters, locks and other attachments or decorative items is not included, unless specifically noted. Additional information on exterior elements, particularly windows/doors and the foundation may be provided under other headings in this report, including the INTERIOR and FOUNDATION/SUBSTRUCTURE sections.

PORCHES/DECKS: Covered Porch w/ Wood Floor Front of House Wood Frame Deck w/ Wood Flooring Rear of House	SPECIAL LIMITATIONS: Leaves/debris	SIDING 1: Style: Lapped Material: Hardboard/Fiberboard Location: Whole House
SIDING 2: Style: Lapped Material: Fibercrete Location: Chimney Location: Repaired areas

S	F	P	NA	NI
					1.0	SIDING 1 Hardboard siding noted. This type siding is subject to deterioration from water intrusion. Keep all cut ends sealed and painted. If delamination or water absorption is present or presents in the future, anticipate replacement of damaged areas.
					1.1	SIDING 2 Noted damage near the gutter union at rear and hole at chimney; repair as needed See note 3.2 and 13.0
					1.2	WINDOWS The evaluation of windows is based on a limited inspection of representative, readily accessible units. Varying conditions may be found at other units. Review the Interior Section for additional information on window conditions.
					1.3	ENTRY DOORS Entries not protected with a roof often leak at the rim joints and threshold surrounding the doorway during certain weather conditions. Check these joints regularly and caulk and seal as necessary. Chronic leaks can cause wood decay at the trim above the door and the bandboard / joists below the threshold. Concrete patio slabs can also move because of frost action, creating a gap at the door threshold and possible wood decay. Monitor and seal as needed. Adding storm doors may help, but an extended roof always provides the best protection against the elements.
					1.4	STAIRS / STOOPS Noted deck stair stringers are not supported as recommended in DCA 6 (sloped hangers). The DCA 6 support recommendation is not commonly installed and alternative methods can function well. Monitor the stairs for indications of failure such as splitting wood and defection and repair as needed.Noted some cracking at stringers as well; monitor and repair as needed. Noted stairs are in contact with the ground, this can cause deterioration and attract wood destroying organisms; repair as needed.
					1.5	Front Porch(es) Noted wood underpinning is in contact with ground at front of home. This can cause deterioration and attract wood-destroying insects. The porch appears nailed to the house. Generally older decks do not meet today's standards for posts / joists dimensions, as well as, requirements for joists hangers, lateral bracing, nailing patterns and bolting / strapping deck to home. The codes are not retroactive. However, we recommend consulting with a qualified contractor for remedial needs and costs
					1.6	DECK(S) The deck appears to be nailed to the house with no other visible means of attachment. Nails can corrode or pull out, causing the deck to collapse. Concealed damage to framing and/or siding behind the deck can also result in deck collapse. Have the deck attachment investigated by a licensed general contractor or professional engineer. Unless it can be demonstrated that the deck is properly and solidly fastened to the house, the deck should be bolted to the house or otherwise be repair as needed. Noted the absence of flashing between the deck and house. The house/deck joint generally needs a flashing to prevent water seepage and framing damage that could affect structural integrity. No joist support is present at rim area and joists are showing signs of defection. Generally older decks do not meet today's standards for posts / joists dimensions, as well as, requirements for joists hangers, lateral bracing, nailing patterns and bolting / strapping deck to home. The codes are not retroactive. However, we recommend consulting with a qualified contractor for remedial needs and costs
					1.7	RAILINGS Although not required when the house was built, current codes prohibit notching or toe nailing of rail posts; monitor and repair as needed for safety. Guardrails should be able to withstand 200 pounds per square foot in any direction at any point along the top. Handrails are required along the stairway. They must be graspable (non-circular max cross section is 2 1/4") and securely fastened to the wall and/or supports. The flat boards used are not graspable in case of tripping and falling; repair as needed for safety. Handrails need to be secure and positioned at the correct height and with suitable spacing between spindles or balusters (a 4-inch maximum spacing is now the standard).
					1.8	FOUNDATION COATING
					1.9	ELECTRIC / GFCI(S) No GFCI protection is present at the front porch receptacle; add as needed. Exterior lighting is generally randomly checked to assess basic wiring conditions. Any inoperative unit may be due to a defective fixture or bulb, connection to undetected switch, timer/sensor or other factors.
					1.10	EXTERIOR FAUCET(S) Noted rear facuet is shut off. Exterior faucets that do not operate may be turned off, not connected, or, in cold weather, may be frozen. Consider all factors when concerns are indicated. The use of backflow preventers is advised, and in many areas now required, to prevent possible contamination of the water supply condition.
					1.11	TREES/BUSHES/IVY The vegetation should be kept cleared to allow a 24" clearance around the structure.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

1.0 SIDING 1 (Picture 1) delamination	1.1 SIDING 2 (Picture 1) hole at chimney
1.3 ENTRY DOORS (Picture 1) uncovered entry	1.4 STAIRS / STOOPS (Picture 1) ground contact
1.4 STAIRS / STOOPS (Picture 2) no hangers	1.4 STAIRS / STOOPS (Picture 3) splitting
1.5 Front Porch(es) (Picture 1) wood/ground contact	1.5 Front Porch(es) (Picture 2) nailed to house
1.6 DECK(S) (Picture 1) nailed to house/no flashing	1.6 DECK(S) (Picture 2) no joist support
1.6 DECK(S) (Picture 3) separation	1.6 DECK(S) (Picture 4) ground contact
1.6 DECK(S) (Picture 5) debris	1.7 RAILINGS (Picture 1) spacing
1.9 ELECTRIC / GFCI(S) (Picture 1) no GFCI protection	1.9 ELECTRIC / GFCI(S) (Picture 2) check bulb
1.10 EXTERIOR FAUCET(S) (Picture 1) turned off

NOTE: All surfaces of the 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, and mold. The use of proper treated lumber or alternative products may 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 exist, subsequently develop, or be 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.

Exterior Electric - Due to weathering factors and the potential hazards of exterior wiring, precaution must be used for the installation and maintenance of electrical components. Any damaged components should be corrected immediately. All exterior circuitry should be inspected by a qualified electrician.

Exterior Faucets - Exterior faucets that do not operate may be turned off, not connected, or, in cold weather, may be frozen. Consider all factors when concerns are indicated. The use of backflow preventers is advised, and in many areas now required, to prevent possible contamination of the water supply condition.

Porch Maintenance - While porches are generally covered with a roof or may even be partially or fully enclosed, they are still subject to the elements and require regular maintenance. The condition of some components such as latticework and trim do not affect the overall structure; however, the condition of foundation piers, roof support posts, railings, stairs and flooring -- and the underlying framing -- can affect the structural integrity and safe use of the porch. The maintenance needs, frequency, and associated costs for large, old, wooden porches will generally be higher than normal and should be planned for accordingly.

Shutters/Ornamental Trim - The condition of ornamental features such as shutters are not included in a standard home inspection; however, due to exposure to the elements, there is a potential for decay or damage. Regular maintenance will be required. All components and adjacent areas should be checked for damage.

Stairs/Decks/Porches - Exterior stairs, rails, porches, etc., require regular maintenance to prevent damage or hazardous conditions. If rails are not present on any stairs or elevated structure, it is recommended they be added for improved safety. Do not overload a deck with too many people.

Window/Door Seals - Replacement of insulated glass windows or doors is usually required to correct failed or defective vacuum seals. Fortunately, the insulation value is usually not significantly reduced. Replacement time frame may be discretionary; however, conditions will gradually worsen with time.

Wood Deterioration - Exterior wood elements are particularly susceptible to decay and insect damage. The use of treated lumber may help to minimize these concerns but will not eliminate them altogether. While we have attempted to identify readily apparent areas of decay, additional areas of concern may be identified 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 our office. All exterior wood elements should be inspected at least annually; repair and/or refinish as needed./body>

Cement Siding - Certain manufacturers of cement based siding materials have had a history of failures due to the manufacturing process or installation process of their materials and have had legal actions providing remedies to consumers if qualified. A standard home inspection does not and can not identify the manufacturer of the materials used in a particular home or determine if conditions present qualifies this product for the claim process, but can raise the awareness of the possibility of these materials being included in those remedies. If this is of concern to the client, have further evaluated by a qualified professional contractor with knowledge of the claim process and identification of products to determine if this material meets the claim process.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

2. SITE ELEMENTS

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. In addition to the stated limitations on the inspection of site elements, a standard home inspection does not include evaluation of elements such as underground drainage systems, site lighting, irrigation systems, barbecues, sheds, detached structures, fencing, privacy walls, docks, seawalls, pools, spas and other recreational items. Additional information related to site element conditions may be found under other headings in this report, including the FOUNDATION/SUBSTRUCTURE and WATER PENETRATION sections.

WALKWAYS/DRIVEWAYS:

Walks: Concrete

Driveway: Concrete

Driveway: Stone

RETAINING WALLS:

Type: Cinder blocks

Location: Right Side of House

S	F	P	NA	NI
					2.0	DRIVEWAY Exception noted of settlement cracking; recommend sealing cracks to prevent water penetration and freeze thaw expansion. Replacement of damaged areas will be required if there is any significant displacement or damage.
					2.1	WALKWAYS Exception noted of settlement cracking; recommend sealing cracks to prevent water penetration and freeze thaw expansion. Some areas of cracking and lifting may pose a-trip hazard; repair as required. Debris cover at some areas; check as needed.
					2.2	RETAINING WALL(S) Loose/leaning blocks noted at driveway/garage area; repair as needed. Inspection of any retaining wall is limited to evaluation of its potential affect on the building, unless otherwise noted. Walls must be checked and maintained periodically. Drainage provisions may need to be cleaned or added if evidence of lateral movement is present.
					2.3	GROUND SLOPE AT FOUNDATION Depression and backsloped areas noted at various points around the foundation. Correct grading and drainage; also add ground cover where needed.
					2.4	SITE GRADING Grading slopes towards the house in several areas; assess run-off features and correct as needed.
					2.5	LAWN SPRINKLER Several pipes for irrigation system. The panel appears older and shut down.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

2.0 DRIVEWAY (Picture 1) cracking	2.1 WALKWAYS (Picture 1) possible trip hazard
2.1 WALKWAYS (Picture 2) clear debris	2.2 RETAINING WALL(S) (Picture 1) leaning block
2.4 SITE GRADING (Picture 1) sloped toward house	2.5 LAWN SPRINKLER (Picture 1) older panel

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 soil/site factors can cause or contribute to foundation movement or failure, water infiltration into the house interior, and/or mold concerns. Independent evaluation by an engineer or soils specialist is required to evaluate geological or soil-related concerns. Houses built on expansive clays or 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 service companies is recommended prior to closing.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Ancillary Elements - A standard inspection does not include evaluation of elements such as site lighting, irrigation systems, barbecues, sheds, outbuildings, fencing, privacy walls, docks, seawalls, pools, spas and other recreational or site elements. Evaluation of these elements prior to closing would be advisable.

Fencing/Sheds - The inspection of fencing, site walls, and sheds is not included in the scope of a standard home inspection. Wood components are prone to decay and insect damage. Advise a check of these elements for current conditions and assurance of personal acceptability.

Grading and Drainage - To reduce the amount of water run-off or possibility of water penetration and/or structural concerns, provide proper contouring (grading) along the foundation and where needed on the site. Houses on hills or in low-lying areas will be prone to drainage concerns. Improper/inadequate grading and/or drainage can cause/contribute to foundation movement and/or failure. Deficiencies must be corrected to prevent problems.

Site Elements - While informational comments may be made related to the condition of certain site elements, the primary intent of inspection of any site element is limited to evaluation relative to its effect on the building.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

3. ROOFING

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 cannot be inspected. This inspection does not include chimney flues and flue liners, or ancillary components or systems such as lightning protection, solar panels, and similar elements, unless specifically stated. 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. Issues related to roof or roofing conditions may also be covered under other headings in this report, including the ATTIC section.

ROOF STYLE: Mixed Slope	MATERIAL: 3 Tab Asphalt	ESTIMATED AGE: 10 to 15 Years
DESIGN LIFE: 15 to 20 years	INSPECTION METHOD: Walked On	CHIMNEYS/VENTS: Metal Chimney w/ Enclosure

S	F	P	NA	NI
					3.0	ROOF COVERING The roof appears to have wind damage or other manufacturer defects. Several of the shingles are loose when spot checked. Have a qualified roofer determine the extend of damage and professional opinion for remediation. Noted missing drip edge flashing in areas. Although perhaps not required when the home was built, a drip edge helps to prevent leakage, premature shingle wear and wood deterioration at eaves. Monitor and repair as needed.
					3.1	EXPOSED FLASHING Noted missing kickout flashing and gutter clearance at siding unions. Cement manufactures typically advise a gap at siding and gutter unions with kickout flashing to direct the water to the gutter; repair as needed. Kick out flashing diverts water away from the siding and fascia. It can prevent moisture related problems where water may get behind siding and cause consequential damage.
					3.2	PLUMBING STACKS Noted several boot flashing have been tarred over and one boot cover is depressed which will not allow water to run off. Anticipate the need to replace roof flashing/coverings at next roof ing or if leakage occurs. All vent pipe flashings should be checked periodically and should be repaired and/or sealed as needed.
					3.3	SKYLIGHT(S) Skylights are particularly prone to leakage and may need periodic repair and or resealing. The integrity of the flashings is generally the first point to consider when leakage occurs. Surface damage or loss of the seal on insulated glazing can occur, but such a defect may not be readily apparent during an inspection.
					3.4	RAIN GUTTERS / EAVESTROUGHS All gutters should be checked for damage, blockage, or overflow on a regular basis (at least twice annually).
					3.5	DOWNSPOUTS / ROOF DRAINS To minimize water ponding at the foundation and the potential for interior water penetration, downspout extensions or splash blocks should be utilized at the termination points of all downspouts/roof drains. Downspout discharge onto lower roofs can cause leakage/premature wear. This condition should be monitored or corrected to ensure that no consequential damage occurs.
					3.6	FASCIA / SOFFITS Loose soffit vent at front porch; repair as needed. Metal repairs noted around the eave areas indicating rodent inclusion work; check with seller regarding history of activity and any potential warranties for inclusion work.
					3.7	CHIMNEY The chimney cap is in place; no interior evaluation was possible. Have cleaned/checked as a precaution. Noted rust at chimney chase cover; recommend prepping and painting with an exterior paint.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

3.0 ROOF COVERING (Picture 1) lifting shingles	3.0 ROOF COVERING (Picture 2) loose shingle
3.0 ROOF COVERING (Picture 3) loose shingle	3.0 ROOF COVERING (Picture 4) loose shingle
3.0 ROOF COVERING (Picture 5) loose shingle	3.0 ROOF COVERING (Picture 6) loose shingle
3.1 EXPOSED FLASHING (Picture 1) no kickout flashing/clearance	3.2 PLUMBING STACKS (Picture 1) tar at vent boot
3.2 PLUMBING STACKS (Picture 2) tar	3.2 PLUMBING STACKS (Picture 3) tar
3.2 PLUMBING STACKS (Picture 4) depressed boot	3.6 FASCIA / SOFFITS (Picture 1) loose vent
3.6 FASCIA / SOFFITS (Picture 2) repairs	3.6 FASCIA / SOFFITS (Picture 3) repairs
3.7 CHIMNEY (Picture 1) rust

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 defect can result in leakage, mold, and subsequent damage. Conditions such as hail damage or manufacturing defects or whether the proper nailing methods or underlayment were used are not readily detectible during a home inspection. Gutters (eavestroughs) and downspouts (leaders) will require regular cleaning and maintenance. All chimneys and vents should be checked periodically. In general, fascia and soffit areas are not readily accessible for inspection; these components are prone to decay, insect, and pest damage, particularly with roof or gutter leakage. 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, or other factors, arrangements should be made to have the roof inspected by a qualified roofer, particularly if the roofing is older or its age is unknown.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Chimney Inspections - The type of limited visual inspection of chimneys, vents, fireplaces and stoves performed as part of a home inspection does not include the in-depth evaluations that professional chimney and fireplace inspectors and technicians generally must conduct to comply with current code requirements and/or identify concealed conditions and deficiencies. These inspection requirements may include three types of inspections - Level I through Level III - with a Level III inspection being the most technically exhaustive. If such inspections are desired or locally required, they must be performed by a qualified chimney inspector or technician.

Gutters/Downspouts - Unless otherwise noted, the assessment of gutter and downspout conditions is limited to their physical/material condition. The adequacy of water flow under normal rainfall or storm conditions cannot be determined during a limited time visual inspection. All gutters and downspouts must be checked and cleaned on a regular basis; any buildup or blockage, including that in underground lines can lead to overflow, leakage, and other detrimental conditions that could result in water intrusion or otherwise affect the structure or foundation.

Inspection Limitations - The evaluation of a roof is primarily a visual assessment based on general roofing appearances. The verification of actual roofing materials, installation methods or roof age is generally not possible. Conditions such as hail damage or the lack of underlayment may not be readily detectible and may result in latent concerns. If the inspection was restricted to viewing from the ground and/or was affected by weather conditions or other limitations, a roofer's assessment would be advisable, particularly if the roofing is old or age is unknown.

Roof Staining/Algae - Minor amounts of algae often occur on certain type roofs and/or on roofs in heavily wooded or shaded areas. Minor conditions generally affect the roofs appearance only; however, heavy build-up can result in the lifting of shingles, or other damage, and subsequent leakage. Heavy buildup should be removed using a commercially available cleaning agent. Some homeowner insurance companies may decline coverage due to potential leakage concerns when there are algae or other growths on the roof; but may offer coverage once the growths have been removed.

Ridge Venting - For effective venting, ridge vents should not be used in conjunction with gable vents, powered ventilators or other rooftop vents. Many manufacturers advise sealing other rooftop vents when installing ridge vents.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

4. 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 information related to garage elements and conditions may be found under other headings in this report, including ROOFS and EXTERIOR ELEMENTS.

GARAGE DESCRIPTION:

Type: Under House

Type: Two Car

Construction: Wood Frame

Finish at House: Drywall on Wall

Door at House: Solid door

S	F	P	NA	NI
					4.0	EXPOSED FRAMING Noted metal column not anchored to slab; repair as needed. A few of the joists are showing signs of minor splitting; monitor and repair as needed. The stud support for the main beam at the outer garage wall is leaning/crooked; recommend bracing as needed.
					4.1	FLOOR SLAB Exception noted of settlement cracking, monitor and repair as needed. Traditionally slabs are non-structural, although no engineering analysis performed on slab.
					4.2	FOUNDATION Settlement noted. This is typical of older construction; however, no engineering evaluation was performed to confirm acceptability of conditions.
					4.3	WALLS / CEILINGS Evidence of suspect mold is present at the rear wall behind the laundry room. No mold assessment or inspection was performed. Chronic water leakage/seepage may promote the growth of mold and mildew. Some mold/mildew spores can be harmful. Any potential mold or mildew conditions should be addressed immediately. A certified technician/laboratory can sample and analyze air quality and suspect mold conditions to determine the nature of the contamination and corrective measures that may be needed, repair as appropriate. Arrangements can be made with our office for surface and/or bulk air sampling.
					4.4	VEHICLE DOOR(S) No safety cables were observed inside the springs. Damaged tracks, springs and cables may cause door operation malfunction but also represent potential safety hazards. A qualified specialist should inspect and repair any defective or missing components.
					4.5	DOOR OPERATOR(S) Electric-eye style sensor is in place, but appear high. Typically 6 inches from the floor. Check manufacture specifications and correct as needed. Door reversed with limited assessment with obstruction; however, the door and operator should be checked at occupancy and regularly for proper function. No operator present at one door; add as needed or desired. The doors opened and closed satisfactory with manual operation.
					4.6	ELECTRIC / GFCI Most receptacles are not GFCI protected; add GFCI protection for safety.
					4.7	HOUSE / SERVICE DOOR(S) Missing or damaged weather stripping was noted. Weather stripping at exterior doors minimizes air infiltration that can adversely impact the homes efficiency. The condition can also allow insect or pest entry to the home. Replace missing or damaged weather stripping where needed.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

4.0 EXPOSED FRAMING (Picture 1) splitting	4.0 EXPOSED FRAMING (Picture 2) not anchored
4.0 EXPOSED FRAMING (Picture 3) leaning studs	4.3 WALLS / CEILINGS (Picture 1) potential mold
4.4 VEHICLE DOOR(S) (Picture 1) no safety cables	4.5 DOOR OPERATOR(S) (Picture 1) eye sensors high
4.6 ELECTRIC / GFCI (Picture 1) no GFCI protection	4.7 HOUSE / SERVICE DOOR(S) (Picture 1) no weather stripping

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. 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.

Electric/Wiring - All wiring should be secured, enclosed and generally protected from physical damage, particularly at the lower areas. Extension cord use should be limited to servicing portable tools/items. Ground-Fault Circuit-Interrupters (GFCIs) are generally advised (if not required) for general garage circuits in garages.

Door Operator Function - In order to prevent personal injury or equipment damage, automatic door operators should stop and retract the door upon meeting reasonable resistance. This function should be checked on a regular basis and adjusted/corrected as needed. If the automatic door operator unit does not have retraction capabilities or doors not retract the door properly, it should be inspected by a qualified door specialist and repaired or upgraded as needed prior to future use.

Leakage/Stains - Whenever stains or leakage is noted, the potential for hidden damage exists and must be considered when addressing any required remedial work. Leakage can lead to mold concerns.

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.

Wall/Ceiling Construction - Fire-rated wall/ceiling assemblies are generally required between the house and garage. A home inspection generally does not address any specific requirement; rather fire-separation considerations are limited to a determination as to whether the frame walls are covered. Wall insulations and vapor retarders are generally not observable and may only be commented on if an observed defect exists. The integrity of any fire-separation assembly must be maintained for proper protection. Any gaps or openings should be covered/sealed with suitable materials. All joints must be taped.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

5. ATTIC

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 load, the thermal value or energy efficiency of insulation, the integrity of vapor retarders, or the operation of thermostatically controlled fans. Older homes generally do not meet insulation and energy conservation standards required for new homes. Additional information related to attic elements and conditions may be found under other headings in this report, including ROOFS and INTERIOR ELEMENTS.

ATTIC: Style: Exposed Framing Entrance: Scuttle Hatch Insp. Method: From Entrance Area	ROOF CONSTRUCTION: Framing: Wood Trusses Deck: OSB Sheathing	INSULATION: Form: Blown-in Type: Fiberglass Est. Average: 2 to 4 Inches
VENTILATION PROVISIONS: Location: Ridge and Soffits Powered: Attic Exhaust Fan w/ Thermostatic Control	SPECIAL LIMITATIONS: No Walkway Design Insulation Over Faming Inaccessible areas

S	F	P	NA	NI
					5.0	ROOF FRAMING Access over the common areas is nailed or otherwise secured shut and could not be inspected.
					5.1	ROOF DECK / SHEATHING Noted not all areas could be observed due to limited access, attic design and other limitations; monitor and repair as needed.
					5.2	VENTILATION PROVISIONS Check the attic temperature on a hot day. If the attic temperature is more than 15-20 degrees above the full sun outside temperature, additional ventilation is recommended. For every square foot of attic floor space there should be one square inch of attic ventilation opening at roof, gables or soffits. The preceding can be accomplished by several different means; static roof vents, ridge vents, soffit or gable vents. Ideally 50% of the ventilation should be close to or at the roof peak and 50% at the soffit area.
					5.3	ATTIC VENTILATOR(S) Thermostatically controlled vent fan mounted in roof was not inspected due to low temperature. The fans should be shut down as it will only compete with the new ridge venting.
					5.4	INSULATION Insulation is below current recommended/required level and should be improved. Today's standard is typically 10-12 inches for this region.
					5.5	RODENT ACTIVITY Noted possible droppings in attic; recommend contacting a qualified pest control company for remedial needs and costs prior to closing.
					5.6	CEILING HATCH Recommend adding block insulation to ceiling hatch for reduced energy loss and a barrier around opening to prevent insulation from falling out.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

5.6 CEILING HATCH (Picture 1) ceiling hatch	5.6 CEILING HATCH (Picture 2) normal view
5.6 CEILING HATCH (Picture 3) wall hatch	5.6 CEILING HATCH (Picture 4) normal view

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 information 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. Leakage can lead to mold concerns and structural damage. If concerns exist, recommend evaluation by a qualified roofer or the appropriate specialist.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Electric/Wiring Protection - Wiring near the attic entry or storage areas should be protected from physical damage. Wires should be spliced only in covered junction boxes.

Insulation at Fixtures - A minimum 2-6 inch clearance is required around recessed ceiling light fixtures unless the fixture is thermally protected, rated for Insulation Contact (IC), or other clearance is specified by the manufacturer.

Limitations/Obstructions - Due to typical design/accessibility constraints (insulation, storage, etc.,) evaluation of attic areas, including structural components, is generally limited. Any specifically noted limitations/obstructions are intended to highlight limitations beyond the norm. A complete check of the attic should be made when non-permanent limitations are removed.

Mold Assessments - The identification of mold, mildew, fungus and other microbial organisms is beyond the scope of a home inspection. Any area showing evidence of or having the potential for water leakage, moisture intrusion and/or inadequate ventilation can cause or contribute to a structure or health hazard. If such conditions exist or occur, arrange for further investigation by a certified industrial hygienist or other appropriate specialist to determine whether mold hazards exist, if there is an ongoing climate for contamination and the recommended remedial action.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

6. Bathrooms

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 components 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 issues related to bathroom components may be found under other headings, including the PLUMBING SYSTEM.

bathroom 1

master bathroom

BATHROOM 1:

Type: Full

Location: First Floor Hall

Ventilation: Ceiling Exhaust Fan

BATHROOM 2:

Type: Three-Quarter

Location: Master Bedroom

Ventilation: Window Only

S	F	P	NA	NI
					6.0	HALL BATHROOM 1
					6.1	SINK(S) Noted leaking drain; repair as needed.
					6.2	TOILET Leaking noted at the drain coupling in the garage. Recommend conditions be evaluated by a licensed plumber to determine remedial action required and associated costs.
					6.3	BATHTUB Operation of the bathtub/shower diverter does not direct full water flow to the showerhead. Repair or replacement may be required to provide full flow. The original drain plug is missing; repair as needed.
					6.4	FLOOR(ING)
					6.5	WALLS / CEILING
					6.6	VENTILATOR The bathroom exhaust fan should discharge directly to the exterior to prevent excess moisture concerns in the house or attic area. Recommend extending the duct to a suitable discharge point or correcting the current arrangement as conditions warrant.
					6.7	ELECTRIC / GFCI
					6.8	MASTER BATHROOM
					6.9	SINK(S) S-type drain traps and other older designs are obsolete; have checked by a plumber to determine current function. Correct now if problems are identified; otherwise plan to upgrade when drain repairs or renovation work is performed. A p- trap should be located no more than 24 inches vertically from the fixture outlet by todays plumbing standards.
					6.10	TOILET Toilet is loose at the floor; check for leakage/damage and secure as required. The wax ring inside the unit must have a snug, secure fit in order to keep from leaking. This type of damage is not always visible or accessible to the inspector at time of inspection. Recommend further evaluation/correction by a licensed plumber.
					6.11	STALL SHOWER
					6.12	SURROUNDS / ENCLOSURES Caulking and/or grouting work is required to maintain the watertightness of tile and the tub/shower enclosures. Check for substrate damage if surface damage or leakage is present, and when performing regular maintenance.
					6.13	FLOOR(ING)
					6.14	WALLS / CEILING
					6.15	VENTILATOR No vent was present. If excessive moisture/mildew buildup in the bathroom area presents or is present, it may be indicative of inadequate ventilation provisions, insulation/vapor retarder concerns or other conditions. Correct to prevent consequential damage. While a window is provided for the room, mechanical ventilation may also be needed to prevent moisture buildup.
					6.16	ELECTRIC / GFCI
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

6.1 SINK(S) (Picture 1) leaking	6.3 BATHTUB (Picture 1) diverter worn
6.9 SINK(S) (Picture 1) s-trap	6.10 TOILET (Picture 1) loose toilet

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 showering 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.

General Conditions - Bathrooms are high use areas with many components subject to periodic malfunction, particularly those related to the plumbing system. Normal usage could not be simulated during the inspection; therefore, anticipate the possibility of leakage or other concerns developing with normal usage/aging or as latent conditions are discovered with removal of carpeting, tile, shower pans, etc. The function and watertightness of fixture overflows or other internal fixture components generally cannot be assessed. The watertightness of all tile, enclosures, and other surfaces must be maintained on a regular basis.

GFCI Test - While a defective GFCI receptacle may still allow electricity to flow to the receptacle (and appliance), if the field test indicated any actual or suspected malfunction of a GFCI it should be corrected.

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.

Toilet Seal/Tank - A loose toilet or defective seal can result in leakage and significant consequential damage and should be attended to as soon as possible. Seepage at the base of the toilet requires immediate attention. Floor, flooring, and/or other damage may be uncovered when the toilet is lifted for repair. If noted, have checked and corrected as required.

Leaks/staining - Whenever stains or leakage is noted, the potential for hidden damage exists and must be considered when addressing any required remedial work. Leakage can lead to mold concerns.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

7. KITCHEN (MAIN)

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 information related to kitchen elements and appliances may be found under other headings in this report.

kitchen area

range operation

oven

RANGE:

Gas Range

Est. Age: < 1 Year

DISHWASHER:

Est. Age: < 1 Year

VENTILATOR:

Recirculating

S	F	P	NA	NI
					7.0	PLUMBING / SINK
					7.1	FLOOR
					7.2	WALLS / CEILING
					7.3	ELECTRIC / GFCI No GFCI protection noted. Although not required when the home was built, GFCIs should have been added when the kitchen was remodeled. Recommend consulting a qualified electrician for remedial needs and costs.
					7.4	RANGE Range operated during inspection; however inspector cannot comment on effectiveness of its baking, broiling or cleaning ability. The oven does not appear to have proper tip-over protection. Check manufacturer instructions for information on provisions required.
					7.5	DISHWASHER The dishwasher operated through one full cycle; however, neither the operation of all cycles or modes nor its cleaning or drying ability was determined.
					7.6	DISPOSAL
					7.7	VENTILATOR Bulb missing for vent; add as needed.
					7.8	CABINETRY
					7.9	COUNTERTOP
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

7.7 VENTILATOR (Picture 1) missing bulb

NOTE: Many appliances typically have a high maintenance requirement and limited service life (5-12 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 recommended safety devices for all homes. 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.

Cabinetry/Countertop - Assessment of cabinetry is limited to a check of visible counter areas and a representative number of cabinet components. All cabinetry should be checked when clear of storage or obstruction prior to closing on house.

Dishwashers - Any assessment of an installed dishwasher is limited to a single cycle operation of the motor/pump and visual check of readily accessible components. Dishwashing/cleaning adequacy and soap dispenser function were not evaluated. This is a high maintenance item. Seal leaks may develop after vacancy or other inactive periods.

GFCI Test - Ground-Fault Circuit-Interrupters (GFCIs) are required in the kitchens of most newer houses; they are a recommended safety improvement for older houses. Due to the high hazard potential of electric components in the kitchen area, any identified concern should be addressed immediately. While a defective GFCI receptacle may still allow electricity to flow to the receptacle (and appliance), if the field test indicated any actual or suspected malfunction of a GFCI it should be corrected.

Spray Attachment - A sink spray attachment is an optional accessory item. Repair when damaged/leaking to prevent any consequential damage from water leakage. In some cases, it may be necessary to replace the faucet in order add a sprayer or restore/ repair an existing one.

Ventilation Provisions - Due to the presence of cooking and washing equipment that can generate excess moisture, and in the case of gas cooking appliances which can discharge possible contaminants into the air, adequate kitchen area venting is required (window and/or mechanical vent). If not already present, exhaust air ventilators that discharge directly to the exterior should be considered.

Ventilator Discharge - Due to the fire hazard that exists if grease-laden exhaust vents into an enclosed space, such as an attic, all exhaust type ventilators should discharge directly to the exterior. Recirculating type units can be vented into the kitchen; however, exterior venting is advisable.

Vent hoods/makeup air - With the trend to install large range hoods, along with tighter homes, there is a high potential for make-up air deficits, particularly when the hood fan is operated at the same time as other exhaust vent fans. Fortunately, however, the increasing use of sealed combustion heating and water heating systems will help prevent backdrafting associated with those systems. It should also be noted that if adequate make-up air is not provided, regardless of the energy efficiency rating of the house, when that fan comes on, it is a negative energy drain.

IRC guidelines (M1503.4) states “Exhaust hood systems capable of exhausting in excess of 400 CFM shall be provided with make-up air at a rate approximately equal to the exhaust air rate. Such make-up air systems shall be equipped with a means of closure and shall be automatically controlled to start and operate simultaneously with the exhaust system.”

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

8. INTERIOR ELEMENTS

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 information on interior elements may be provided under other headings in this report, including the FOUNDATION/SUBSTRUCTURE section and the major house systems.

fireplace operation

PREDOMINANT WALLS & CEILINGS: Wood Frame w/ Drywall	PREDOMINANT FLOORS: Wood Frame	PREDOMINANT WINDOWS: Double Hung w/Insulated Glass
FIREPLACES/STOVES 1: Metal Fireplace w/ Gas Burner	DETECTORS: Location: Hallways only Type: Smoke/Fire Detection

S	F	P	NA	NI
					8.0	CEILINGS Exception noted of settlement cracking, repair as needed or desired
					8.1	WALLS Exception noted of settlement cracking, repair as needed or desired
					8.2	FLOORS (FRAMED) Slope at the floor can indicate movement or defection at portions of the floor framing. This condition is not uncommon, particularly in older homes. While the condition often reflects movement that has subsided, the potential for ongoing movement cannot be fully ruled out. Monitor for subsequent movement that may indicate an ongoing structural concern and review notes in the Substructure Section. If continued movement is suspected, evaluation by a Structural Engineer is advised along with recommendations for repair or reinforcement where appropriate. See also note 4.0 and 9.2
					8.3	STAIRS Stair tread/riser details must comply with standard construction practices to minimize trip hazards. Irregular proportions/conditions should be corrected to provide normal dimensions.
					8.4	RAILINGS The handrail should return to the guard to prevent possible snags and injury; repair as needed.
					8.5	REPRESENTATIVE WINDOWS Noted window in dining room does not shut/lock properly; repair as needed. Recommend taking an inventory of storms/screens to confirm desired coverage exists and/or storage locations. Any loose, damaged or missing storm windows or screens should be repaired as desired, or if health concerns or other hazards exist.
					8.6	INTERIOR ROOM DOORS Moisture damage noted at master bathroom door; repair as needed.
					8.7	DETECTOR ALARM Although not required when the home was built, recommend adding carbon monoxide detectors as appropriate. Smoke and carbon monoxide detectors should be tested upon moving in to home.
					8.8	THERMAL IMAGING A scan of the exterior walls and ceiling below the attic was performed using a thermal imaging camera. Thermal imaging indicates insulation deficiencies in the attic at the ceiling joists and around the sky light enclosures. This was confirmed with a visual examination of the attic and insulation levels. Add insulation as needed for reduced energy loss.
					8.9	FIREPLACE The fireplace was operational. However, a heavy amount of creosote and debris fell out of the flue when the damper was opened. The gas logs also need to be stacked according to the manufactures specs for proper performance and life span. This is not something that can be determined during the inspection. Recommend a qualified chimney sweep clean the unit and chimney and inspect for safety.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

8.2 FLOORS (FRAMED) (Picture 1) sloping	8.3 STAIRS (Picture 1) height irregularity
8.5 REPRESENTATIVE WINDOWS (Picture 1) won't lock	8.5 REPRESENTATIVE WINDOWS (Picture 2) location
8.6 INTERIOR ROOM DOORS (Picture 1) moisture damage	8.7 DETECTOR ALARM (Picture 1) no co detection
8.8 THERMAL IMAGING (Picture 1) missing insulation	8.8 THERMAL IMAGING (Picture 2) cool spots
8.8 THERMAL IMAGING (Picture 3) cool spots	8.8 THERMAL IMAGING (Picture 4) skylight
8.8 THERMAL IMAGING (Picture 5) wall hatch	8.8 THERMAL IMAGING (Picture 6) ceiling hatch
8.8 THERMAL IMAGING (Picture 7) cool spots	8.8 THERMAL IMAGING (Picture 8) cool spots

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 basis.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Auxiliary Systems - A standard home inspection does not include evaluation of any auxiliary house component or system (or need for same) such as an intercom, security/safety systems, central vacuum, TV, home entertainment system, doorbell, telephone or other equipment not part of primary systems. The appropriate service company should be contacted for information and assessment of element conditions.

Ceiling Fans - No determination is made regarding ceiling fan mounting adequacy, wiring methods, or product recall status as part of a standard inspection. As with other electric fixtures, fan evaluation is limited to assessment of basic electric supply. All fans should be checked for the potential concerns noted above.

Heavy Items - Heavy concentrated floor loads such as those encountered with non standard waterbeds or other large items such as pianos, oversized freezers, and fish tanks can approach or exceed the typical design loading limits for residential construction. A determination of the adequacy of the floor structure for such purposes is beyond the scope of a standard home inspection and was not performed. Any client concerns as to the feasibility of the structure to support any unusually heavy concentrated loads should be referred to the product manufacturer, a structural engineer, or a qualified contractor as a precaution.

Insulated Glass - Insulated (double or triple glaze) windows and doors are subject to hard-to-detect failure of the airtight seal between panes. This failure can result in moisture and/or staining of the unit that can vary seasonally and increase with time. While actual/suspect seal failure may be noted, it is not within the scope of a standard inspection to assess the seal integrity of these type units. A pre-closing check of all units when house is clear of drapes, window coverings, etc. and the view of the windows is unobstructed is advised.

Leakage/Stains - The cause or source for any reported/suspected leakage should be confirmed and repaired as needed. Leakage may cause consequential concerns such as structural damage and mold.

Pet/Pests - No determination was made regarding any damage and/or lingering odors/waste that may exist from pest infestation or household pet activity, unless specifically noted. Such conditions may not surface or become apparent for some time or until carpeting or other obstructions are removed. If pets have been kept in the house, there are likely some resultant conditions or residue.

Smoke/CO Detectors - Smoke/fire detection systems and fire extinguishers are generally recommended for all houses, and may be required in some areas. Carbon monoxide and gas detectors are also recommended for houses with fuel-burning appliances, fireplaces or attached garages. Any installed systems should be checked/serviced at least monthly. The potential for elevated carbon monoxide levels exists in most houses, particularly if an attached garage of fuel burning units are present.

Smoke/CO Detectors - The inspection of smoke/carbon monoxide detectors, if indicated, is limited to the general location of units and an alarm test using the built-in test feature only. Since these units are subject to subsequent removal or relocation, as well as the removal or failure of batteries or malfunction for various reasons, it will be necessary to confirm operation and placement acceptability at the time of occupancy, and regularly thereafter. It is generally recommended that at least one smoke/carbon monoxide detector be placed on each floor level and in each sleeping area. Hardwired units are now often required in newer construction; however, no specific determination was made as to whether units are properly hardwired or interconnected. These detectors have a finite service life and typically need replacement every five to ten years, subject to manufacturer recommendations. For this reason, unless documentation is available on the age of the detectors, it would be prudent to replace all detectors prior to occupancy. At the very least smoke/carbon monoxide detectors should be tested at least twice annually; more frequently would be advisable.

Vent-free Units - While listed vent-less (vent-free) units are designed and capable of safety operating without venting to the exterior, the possibility remains for the build up of contaminants. Moisture vapor build-up may also be an issue. If not listed, as vent-free venting must be provided. Opening a window will help provide air changes.

Windows and Doors - Windows and door evaluations are based on a random sampling of a representative number of units. All units should be checked by the buyer for possible operational concerns or other deficiencies. Unless noted, presence of safety glazing at windows/doors is not evaluated.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

9. FOUNDATION / SUBSTRUCTURE

The inspection of the substructure and foundation is limited to readily visible and accessible 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 description provided is for general information 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, evaluation of the effects of or potential for earth movement such as earthquakes, landslides, or sinking, rising or shifting for any reason, or verification of prior water penetration or predictions of future conditions. 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 information related to the house structure may be found under many other headings in this report.

CONSTRUCTION TYPE: Crawlspace w/ Under House Garage	CRAWLSPACE AREAS: Style: Fully Enclosed Location: Under Left Side Inspec. Method: Entered	FOUNDATION WALLS/PIERS: Block Walls
FLOOR STRUCTURE: Floor Framing: Wood Joists Beams: Solid and Built-up Wood Beam Support: Metal Columns Beam Support: Stud-Wall Beam support: Concrete Blocks	INSULATION/VAPOR RETARDERS: Insulation betw. Joists: Fiber Batts (est. 2-3 inches)	SPECIAL LIMITATIONS: Insulation

S	F	P	NA	NI
					9.0	FOUNDATION WALLS Settlement noted. This is typical of older construction; however, no engineering evaluation was performed to confirm acceptability of conditions. Repair as needed.
					9.1	PIERS / COLUMNS
					9.2	FLOOR FRAMING Noted most areas could not be observed due to insulation. Hidden damage from moisture or other conditions is possible, particularly below bathrooms and kitchens. Monitor and repair as needed.
					9.3	MAIN BEAM(S)
					9.4	STAIRS / RAILINGS The handrail is loose/not secured to a wall stud; repair as needed. Although perhaps not required when the house was built, stair height is low, should be 6'8" clearance on step to ceiling; monitor and repair as needed. The handrail should return to the guard to prevent possible snags and injury; repair as needed.
					9.5	CRAWLSPACE VENTILATION PROVISIONS Opinions vary on whether or not your crawlspace should be ventilated if no moisture concerns exist. If there is evidence of moisture then ventilation is required. Not opening the vents when moisture is present could harm the floor system or contribute to mold. A dry crawlspace that is prepared for sealed design considerations (special steps required) would not normally need venting but must be monitored.. Recommend repair or replace as needed using a qualified person.
					9.6	INSULATION Noted insulation has fallen in several areas; repair as needed.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

9.4 STAIRS / RAILINGS (Picture 1) low clearance	9.4 STAIRS / RAILINGS (Picture 2) no return
9.5 CRAWLSPACE VENTILATION PROVISIONS (Picture 1) blocked vent	9.5 CRAWLSPACE VENTILATION PROVISIONS (Picture 2) blocked vent
9.6 INSULATION (Picture 1) fallen insulation

NOTE: All foundations are subject to settlement and movement. Improper/inadequate grading or drainage can cause or contribute to foundation damage and/or failure and water penetration. 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.

Crawlspaces - These areas are particularly prone to detrimental conditions including wood deterioration or damage. Proper ventilation and moisture barriers should be maintained. Check periodically for potential concerns.

Finished Areas - Inspection of structural components and other house elements may be restricted by the presence of finished surfaces and materials. No assessments is made of the suitability of renovations or finish work. Local building officials should be contracted to verify compliance with permit and inspection requirements, including fire safety, egress, and clearance issues.

Leakage/Stains - The cause or source for any reported/suspected leakage should be confirmed and repaired as needed. Leakage may result in mold concerns.

Structural Analysis - An engineering analysis of a building's structure and the strength and adequacy of structural components generally can only be provided by a licensed structural engineer, often with the use of special equipment, measurements, and calculations. Such engineering evaluations are beyond the scope of a home inspection. If an engineering evaluation of the house is desired, contacted a licensed engineer.

Ventilation Provisions - Unconditioned sub-grade areas, particularly crawlspaces, generally need year round ventilation unless dry or heated. Advise upgrading or correcting vents to provide adequate cross-ventilation should elevated moisture conditions exist or develop, or if inadequate venting is indicated.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

10. FOUNDATION AREA WATER PENETRATION

Comments related to water penetration issues addressed in this section of the report are generally limited to visible conditions at readily accessible at-grade/subgrade areas of the house, as specifically listed herein. Elements and areas that are inaccessible or concealed from view for any reason cannot be inspected. Reported findings are based on conditions observable at the time of inspection. It is not possible to accurately determine the extent of any past or current conditions or to predict future conditions or concerns. This inspection is neither a flood hazard assessment nor an in-depth evaluation of water penetration conditions. Most homes have the potential for surface or subsurface water penetration. It is recommended that the homeowner be contacted for details about the nature of past and current water penetration and moisture-related conditions. The homeowner and local authorities should also be questioned on the nature of any local flooding or water run-off conditions. Additional information related to water penetrations issues and concerns may be found under other headings in this report, including the SITE ELEMENTS and FOUNDATION/SUBSTRUCTURE sections.

AREAS AT GRADE/SUBGRADE:

Crawlspace

Garage

S	F	P	NA	NI
					10.0	EXTERIOR FEATURES / WATER INTRUSION FACTORS Monitor the house perimeter during heavy rains and make any necessary corrections. Maintain drainage away from the foundation at all points. Include attention to minor details in any future landscaping changes. Any low and level areas next to the foundation could be a potential source of water accumulation at the exterior foundation areas. Monitor and regrade as/if needed to slope drainage away from the foundation and discharge the downspouts as far away from the house as possible. Poor exterior water management is the leading cause of frost action against the foundation walls. Frost action or soil expansion can lead to foundation movement. Keep all gutters clean and well adjusted. Keep downspouts attached and depositing water well away from the foundation. As needed, adjust surface slope to drain away from the foundation for at least six feet.
					10.1	INTERIOR CONDITIONS / SIGNS OF WATER INTRUSION Visible signs of water intrusion in crawlspace are present from efflorescence on concrete blocks. Water intrusion can cause deterioration and excessive moisture on building components if not corrected. See note 2.3 and 2.4, sloping the ground or trenching may be needed to redirect water.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

10.1 INTERIOR CONDITIONS / SIGNS OF WATER INTRUSION (Picture 1) efflorescence

NOTE: Many at-grade and subgrade water penetration concerns are related to site conditions including inadequate or malfunctioning roof drains, improper foundation or site grading, and blocked drain lines. These and other deficiencies can also cause or contribute to foundation movement or failure, deterioration of wood framing and other house components, and/or wood destroying insects and mold. In many situations, relatively straightforward remedial measures such as extending or diverting downspouts, regrading along the foundation, cleaning drains, or adding a sump pump will help reduce or minimize water penetration concerns. In other cases, the remedy may be much more complex. Any specific recommendations in the report should be promptly addressed; however, be aware that such measures may not represent a complete solution to conditions. Obtain additional recommendations on correcting water penetration concerns from a qualified specialist. If there are indications of prior remedial work, documentation should be obtained from the owner and contractor on the reasons for the work and related issues.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Drainage Systems - Any perimeter drainage system that may have been installed with the original construction or added at a later date should help minimize water seepage concerns. These systems, however, can collapse, become clogged, or be overburdened; consequently, monitoring of conditions and a periodic check of flow is advised.

General Considerations - Most houses have the potential for surface or subsurface water penetration. Regardless of any specific report comments, it would be prudent in all cases to discuss local conditions and concerns with the present owner and local authorities. Any comments made in this report are based on evidence/indication present at the time of inspection only. It is not possible to accurately determine the extent of past conditions or to predict future concerns. If there are indications of prior remedial work intended to reduce water penetration concerns, documentation should be obtained from the owner and/or installer. Experience indicates that the majority of water penetration concerns are due to a combination of factors commonly related to inadequate foundation grading and drainage provisions. In many situations, relatively straightforward measures may have a direct effect on the condition; in other cases, the remedy may be more complex or impossible to achieve. Any specific recommendations in the report should be considered; however, be aware that they do not necessarily represent a complete or permanent solution to the condition.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

11. COOLING SYSTEM

The inspection of cooling systems (air conditioning and heat pumps) 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 analysis, cooling design or adequacy evaluation, energy efficiency assessment, installation compliance check, or refrigerant issues. Furthermore, portable units or add-on components such as electronic air cleaners are not inspected, unless specifically indicated. The functional check of 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 information related to the cooling system may be found under other headings in this report, including the HEATING SYSTEM section.

condenser unit

TYPE SYSTEM: Electric Central Air Conditioning	BRAND: Carrier	SYSTEM LOCATION: Garage
ESTIMATED AGE: 6 to 8 Years	DESIGN LIFE: 8 to 10 years	GENERAL DISTRIBUTION: Ducted System w/Room Supply Outlets
SPECIAL LIMITATIONS: Cold Weather

S	F	P	NA	NI
					11.0	------ COOLING 1 -------
					11.1	COOLING SYSTEM - 1 Not inspected, operating system when temperatures are below 65 degrees may damage the compressor.
					11.2	CONDENSATE PROVISIONS - 1 The condensate lines should be checked for proper flow regularly.
					11.3	DUCTWORK Uninsulated ductwork noted in unconditioned areas; all sections should be insulated and wrapped with a vapor retarder.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

NOTE: Regular cooling system maintenance is important. The older the unit the greater the probability of system deficiencies or failure. 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. Filters need to be replaced/cleaned on a regular basis; periodic duct cleaning may also be required. 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 cooling systems should be made by a qualified specialist.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Blower/Filter(s) - Missing or clogged filters can affect system operation and possibly reduce the service life of the unit. Replace/clean filters when needed. Ductwork/blower cleaning may also be required periodically, particularly if the unit was operated without a filter.

Cool/Cold Weather Factors - Cooling systems cannot be safely or properly evaluated at low exterior temperatures. Arrange for inspection when temperatures are above approximately 60F (15C) for several days.

Heat Pumps - Heat pumps are designed to operate all year to provide cooling and heating. Most heat pumps have supplemental heating systems for cold weather (<40 F or 5 C). Due to design, anticipate low air flow/temperatures from registers. Also review pertinent HEATING SYSTEM comments. Identification of the presence of a heat pump unit (versus Central Cooling) is sometimes difficult; no verification of system type is made as part of the standard inspection.

Maintenance/Service - Regular cooling system maintenance is important. Due to the numerous causes of any system malfunction, assessment by a qualified cooling serviceman is advisable. Periodic refrigerant recharging may be needed; such conditions may not be predictable. Condensate back up or leakage can lead to mold growth.

R-22 refrigerant - Most units manufactured prior to 2010 use a hydrochlorofluorocarbon (R-22) refrigerant. Due to regulatory changes as of January 1st 2010, manufacturers could no longer manufacture or import units that use R-22. As of January 1st, 2020, R-22 refrigerant is no longer manufactured or imported. There are no regulations preventing the use of units that run on R-22 and recycled R-22 will be available for serving older units. However, this phase out of R-22 will decrease its availability and increase service costs over time. If the unit needs any significant service work, replacement of the unit is usually the best option. Therefore we recommend any system using R-22 refrigerant, is evaluated by a qualified HVAC contactor to determine future service needs.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

12. HEATING SYSTEM

The inspection of heating systems is limited to readily visible and accessible elements as listed herein. Elements concealed from view or not functional at the time of inspection for any reason cannot be inspected. A standard home inspection does not include a heat-loss analysis, heating design or adequacy evaluation, energy efficiency assessment, installation compliance check, chimney flue inspection or draft test, solar system inspection, or buried fuel tank inspection. Furthermore, portable units and system accessories or add-on components such electronic air cleaners, humidifiers, and water treatment systems are not inspected, unless specifically indicated. The functional check of heating 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). Additional information related to the heating system may be found under other headings in this report, including the COOLING SYSTEM section.

heating unit

heat check

heat check

BRAND: Carrier	TYPE SYSTEM: Natural Gas	SYSTEM LOCATION: Garage
ESTIMATED AGE: 6 to 8 Years	DESIGN LIFE: 15 to 20 years	GENERAL DISTRIBUTION: Ducted w/Registers

S	F	P	NA	NI
					12.0	------ HEATING SYSTEM 1 -------
					12.1	HEATING UNIT 1 Rated fair due to no evidence of recent service. Manufacturers recommend annual maintenance. Recommend the system be evaluated and serviced by a qualified licensed HVAC technician to ensure proper operation and efficiency. Inspector evaluations are usually restricted to the basic operation of Gas furnaces. No heat gain, sizing, or design evaluations were performed. Thermostat calibration, accuracy and adequacy of conditioned air distribution were not determined. The heat exchanger and internal components are not visible for inspection.
					12.2	BURNER 1 Burners are functional, rated fair due to age
					12.3	FUEL LINE AT UNIT
					12.4	VENT CONNECTOR 1 Because the larger BTU furnace is positioned above the lower BTU water heater, the inducer fan may not properly vent harmful gasses from the home; recommend consulting with qualified contractor for remedial needs and costs prior to closing.
					12.5	BLOWER 1 Rated fair due to age, monitor and repair as needed.
					12.6	DISTRIBUTION SYSTEM Humidifiers are high maintenance items and require regular cleaning and servicing. Testing of whole system humidifier is outside of the scope of this inspection. These systems are intended to introduce moisture to the air flow during system operation, particularly during the colder months where running the heat tends to dry the air in the home. These components are supplemental to basic function of the heating and cooling system. Confirm operation with an HVAC contractor.
					12.7	THERMOSTAT
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

12.4 VENT CONNECTOR 1 (Picture 1) vent connections

12.6 DISTRIBUTION SYSTEM (Picture 1) humidifier

NOTE: Regular heating 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. Heating 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. Servicing or repair of heating systems should be made by a qualified specialist.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Auxilary Equipment - Add-on components or systems (electronic air cleaners, humidifiers, water treatment systems, etc.) are not evaluated unless specifically indicated.

Central Heating Systems - Evaluation is limited to an operational check of conventional residential systems. No design or heating adequacy evaluation, thermostat calibration assessment, heat loss analyses or active/passive solar systems evaluations are performed as part of a standard inspection. Furthermore, no specific evaluations were performed related to the presence of any fuel storage tanks or asbestos-containing materials. Independent evaluation is required to address any possible asbestos or tank concerns.

Electronic Air Cleaners - Advise inspection by a qualified service company. Regular maintenance of these units is essential for efficient operation.

Flue/Venting - All venting systems must be maintained to ensure an adequate draft. Any indication of a potential concern requires immediate attention as health/safety hazards may exist, including the introduction of carbon monoxide into the house air.

Maintenance/Service - Servicing or repair of the heating system normally must be done by a qualified service company; most utility companies only service/handle gas supply concerns.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

13. ELECTRIC SYSTEM

The inspection of the electric system is limited to readily visible and accessible 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, lighting protection systems, generators, security/safety systems, home entertainment and communication systems, structured wiring systems, low-voltage wiring, and site lighting are not included in a standard home inspection. Additional information related to electric elements may be found under many other headings in this report.

distribution panel

HOUSE SERVICE: Service Line: Overhead Est. Service Capacity: 120/240 Volts; 150 Amps Type Service Feeder: Aluminum Est. Feeder Capacity: 150 Amps	DISTRIBUTION PANEL: Type: Circuit Breaker Panel Est. Capacity: 150 Amps Main Disconnect: 150 Amps Location: Garage	PANEL CIRCUITS: 120 Volt Circuits: Copper Wire 240 Volt Circuits: Copper & Aluminum
CIRCUIT-INTERRUPTERS: GFCI: In Panel GFCI: At Receptacle Outlets AFCI: None Observed

S	F	P	NA	NI
					13.0	SERVICE / ENTRANCE LINE Noted service head has pulled away from the siding; recommend consulting a qualified electrcian for repair needed. Tree branches are close to or in contact with the overhead service line; the line is subject to damage and power interruption. Recommend contacting the electric company as they may be responsible for maintenance of the line.
					13.1	SERVICE GROUNDING PROVISIONS
					13.2	DISTRIBUTION PANEL Although not required when panel was installed, doubled neutral circuits noted. The National Electric Code updated requirements with NEC 408.41 that only one conductor (wire) should be connected at any fuse, breaker or panel lug. The connection of a neutral conductor and equipment-grounding conductor in the same termination is also not recommended. Advise redistribution where warranted. Have an electrcian determine need. White hot wire at 20 amp breaker and undersized wire at 30 amp breaker labeled GFCI. Doubled circuits noted. Generally, only one conductor (wire) should be connected at any fuse, breaker or panel lug. If the panel is near/at capacity, an upgrade may be necessary to correct this condition. Recommend consulting a qualified electrician for remedial needs and costs prior to closing.
					13.3	REPRESENTATIVE DEVICES Light fixtures, ceiling fans, etc., are generally randomly checked to assess basic wiring conditions. Any inoperative unit may be due to a defective fixture or bulb, connection to undetected switch or other factors.
					13.4	WIRING / CONDUCTORS Exposed wires noted in garage,.Wires should only be spliced together using approved wire nuts; splices should be installed in a covered junction (splice) box. Exposed/taped splices are not proper. Recommend a qualified electrician repair for safety.
					13.5	GROUND-FAULT CIRCUIT-INTERRUPTER TEST See notes 1.9 and 7.3
					13.6	ARC-FAULT CIRCUIT INTERRUPTER TEST
					13.7	DRYER ENERGY SOURCE Three prong dryer connection noted. Many newer dryers use a 4 prong receptacle and some manufacturers require 4 prong receptacle and in other cases the 4 prong wiring can be changed out for a 3 wire chord. Updating the wiring may be needed when a new appliance is installed.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

13.0 SERVICE / ENTRANCE LINE (Picture 1) line in trees	13.0 SERVICE / ENTRANCE LINE (Picture 2) clamp is not secured
13.2 DISTRIBUTION PANEL (Picture 1) doubled circuit	13.2 DISTRIBUTION PANEL (Picture 2) white hot wire
13.2 DISTRIBUTION PANEL (Picture 3) doubled neutral	13.4 WIRING / CONDUCTORS (Picture 1) exposed wires
13.4 WIRING / CONDUCTORS (Picture 2) exposed wires

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.

Arc-Fault Circuit Interrupters - As of January 1st, 2002 many areas required the installation of a safety device, known as an Arc-Fault Circuit-Interrupter (AFCI), in new construction. The purpose of an AFCI is to reduce fire hazards associated with frayed wires and electric arcing, particularly in areas such as living rooms and bedrooms where corded fixtures are used. AFCIs are not evaluated as part of a standard home inspection. If present, AFCI devices should be checked periodically. If not present consider upgrading for safety. Should an AFCI "trip" it should be left in the "tripped" or "off" position, and arrangements should be made to have the circuit in question checked by a licensed electrician.

Auxiliary/Low Voltage Systems - Evaluation of ancillary, low voltage electric or electronic equipment (e.g., TV, doorbell, computer, cable, lightning protection, surge protection, low voltage lighting, intercoms, site lighting, alarms etc.,) is not performed as part of a standard home inspection.

Electrical System - Evaluations and material descriptions are based on a limited/random check of components. Accordingly, it is not possible to identify every possible condition or concern in a standard inspection. All electric defects/potential concerns should be evaluated/corrected by a licensed electrician.

Ground-Fault Circuit Interrupters - GFCIs are designed to improve personal safety and are recommended for all houses. Regular testing of GFCIs is required to ensure proper operation and protection. In most areas GFCIs have only been required on certain circuits since the mid-1970s. It is recommended that GFCIs be installed in all high hazard areas (e.g., kitchens, bathrooms, garages and exteriors).

Non-Grounding Receptacles - While older two-prong receptacles may be functional, an upgrade is recommended if they are non-polarized, located in a high use/hazardous area, or if usage needs dictate. In many cases, wiring work will also be required. Non-grounded three prong receptacles are an imminent safety concern and should be corrected.

Panel Circuit Labeling - No determination was made of individual circuit distribution or accuracy of any circuit labeling. Recommend tracing and labeling, or confirm correct labeling, of all circuits as needed.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

14. PLUMBING SYSTEM

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 (waste disposal) systems, assessment/analysis of lead piping/solder or lead-in-water concerns, or a leakage 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 information related to plumbing elements may be found under other headings in this report, including BATHROOMS and KITCHEN.

gas meter

PRV

water shut off

WATER SUPPLY PIPING: Copper	DRAIN/WASTE LINES: Plastic (PVC/ABS)	LOCATION OF SHUT-OFFS: Water: At Meter Water: In Garage Gas: At Meter
SPECIAL LIMITATIONS: Vacant House Limited visibility

S	F	P	NA	NI
					14.0	WATER SUPPLY PIPING (1) Noted leaking pipe in garage with heavy oxidation. Recommend conditions be evaluated by a licensed plumber to determine remedial action required and associated costs. (2) The standpipe for the water service cut off valve is visible in the front yard, but the cover was not opened to determine if the pipe was tipped or clogged. It is the property owner's responsibility to keep this shut off valve accessible and functional. HouseMaster inspectors look for the presence of the stop box as a matter of courtesy , but assumes no liability for its presence or functional condition. For further information, please contact the local Water Company (3) Recommend insulating pipes in unconditioned areas to prevent potential freeze concerns.
					14.1	WATER FLOW AT FIXTURES Water pressure can vary slightly depending on flow, however inspector noted high pressure at several fixtures. Normal range of pressure is 40 - 60 PSI. Pressure was observed at 140 PSI from pressure gauge. Water pressure greater than 80 PSI is considered excessive and can contribute to failure of plumbing components and appliances. Recommend a plumber assess conditions; the pressure reducing valve may need replacement or one may need to be added if not present.
					14.2	DRAIN / WASTE PIPING See note 6.2
					14.3	DRYER VENT Recommend checking dryer vent tubing and cleaning for safety prior to moving in.
					14.4	GAS PIPING Old, uncoated brass flexible gas connectors are potentially unsafe. The Consumer Products Safety Commission recommends replacement of these connectors.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

14.0(1) WATER SUPPLY PIPING (Picture 1) leaking	14.0(3) WATER SUPPLY PIPING (Picture 1) insulation recommended
14.1 WATER FLOW AT FIXTURES (Picture 1) high pressure	14.4 GAS PIPING (Picture 1) brass connector
14.4 GAS PIPING (Picture 2) brass connector label

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., 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 of any water filter or treatment system, irrigation system, outdoor plumbing, backflow preventers (anti-siphon devices), fire sprinklers or similar systems.

Concealed Plumbing - Due to building/unit design, aside from plumbing fixtures visible within the dwelling, all plumbing system components are concealed and therefore could not be inspected.

Leakage/Stains - The cause or source for any reported/suspected leakage should be confirmed and repaired as needed. Leakage may cause consequential concerns such as structural damage and mold

LP Gas (Propane) - An LP (propane) gas supply, when installed and used properly, provides a safe and convenient energy source; however, there are some potentially hazardous situations that can occur. If misuse, piping or equipment damage, and/or leakage occur there is a significant risk of fire, explosion, material damage and injury. An important safety feature for gas supplies is the addition of an odorant to help detect leakage. The presence of an odorant; however, or even the use of gas detection equipment will not allow for the identification of all leaks. An air pressure test of an evacuated gas piping system is the best way to check a gas system. LP (propane) gas is heavier than air and will tend to accumulate in low areas and enclosed spaces presenting an even greater explosion hazard. If the event of a serious leak, the home should be evacuated immediately and emergency personnel called.

Plumbing Components - Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible pipe conditions. The function and effectiveness of laundry standpipes, vent pipes, floor drains, fixture overflows, anti-siphon devices and similar items generally cannot be evaluated. Conditions are subject to unpredictable change, e.g., leaks may develop, water flow may drop, drains may become blocked, etc. The detection of sewer gases and the condition/function of sub-slab or in-ground piping is excluded from a standard inspection. In-ground piping is subject to blockage/collapse.

Pressure Regulators - Pressure regulator valve malfunction can result in excessively high or low water pressure. If adjustment of the pressure regulator does not improve conditions, repair or replacement may be required. Excessively high pressures can be detrimental to plumbing system and appliance components. Generally 80 psi is the maximum acceptable.

Shut Off/Location - Confirm and label gas and water shut-off valve locations. Provide full access at all times.

Water Valves - Main and in-line water shut-off valves are not tested during a standard home inspection. Water valves, such as the main shut-off, is generally operated infrequently. Consequently, it is not unusual for them to become difficult to turn over time or even “frozen” in place. They may leak or fail when operation is attempted after a period of inactivity. Advise periodically checking and operating all valves to determine if repairs are needed and to ensure operation if needed in an emergency.

CPVC Piping - Some CPVC piping has shown signs of premature failure such as leaking at connection points and becoming brittle and cracking under high temperatures. In some cases, concerns can be attributed to installation defects. A knocking noise know as water hammering sometimes occurs as well particularly with older/inferior installations, inadequate pipe support and lack of hammer arrestors. Monitor and repair as needed. Any signs of leakage should be evaluated by a qualified plumber to determine pipe conditions and any remedial needs.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

15. HOT WATER SUPPLY

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 information related to the hot water supply system may be found under other headings in this report, including the BATHROOMS and PLUMBING SYSTEM sections.

water heater

normal temp

HOT WATER SUPPLY: Tank-type Unit	ENERGY SOURCE/FUEL: Gas	ESTIMATED AGE: 6 to 8 Years
BRAND: Rheem	ESTIMATED CAPACITY: 50 +/- Gallons	DESIGN LIFE: 5 to 10 years
LOCATION: Garage

S	F	P	NA	NI
					15.0	------ HOT WATER SYSTEM 1 ------
					15.1	WATER HEATER Noted expansion tank is mounted on its side, traditionally these are mounted vertically. Equipment should be installed consistent with manufacturer specifications; monitor and repair as needed. The water heater was functional at the time of inspection, but is nearing the end of normal design life; future life is indeterminate. Consider adding a home warranty for possible failure.
					15.2	VENT CONNECTOR Because the larger BTU furnace is positioned above the lower BTU water heater, the inducer fan may not properly vent harmful gasses from the home; recommend consulting with qualified contractor for remedial needs and costs prior to closing.
					15.3	GAS / FUEL LINES AT UNIT
					15.4	SAFETY VALVE PROVISIONS Noted part of the piping is threaded material. Most manufacture's state using copper or CPVC only for the drain line; check manufacture specifications and repair as needed.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

15.1 WATER HEATER (Picture 1) tank on side

15.4 SAFETY VALVE PROVISIONS (Picture 1) threaded piping

NOTE: Maintaining hot-water supply temperatures at no more that about 120° F (49° C) for will reduce the risk of injury; 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. 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.

Flue/Venting Conditions - All venting systems must be maintained to ensure an adequate draft. Any indication of a potential concern requires immediate attention as health/safety hazards may exist, including the introduction of carbon monoxide into the house air.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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Report ID: 24112213 / Buyer

16. PRIVATE SEWAGE SYSTEM

The inspection of private onsite sewage (waste disposal) systems is not part of a standard home inspection. When provided as an ancillary service, the inspection of private sewage systems is limited to readily visible and accessible elements and system function as listed herein. Evaluation of the system is based primarily on a limited water flow test and conditions visually apparent at the ground surfaces/estimated drainfield area in the proximity of the main drain line from the house. Pre-inspection vacancy, limited use of the system, overgrowth at the drainage field, frozen ground, and snow cover can severely restrict the ability to assess system operation. The type and location of the system cannot generally be determined and must be verified by means independent of this inspection. Detailed information on the private sewage system's condition, usage issues, prior problems or repairs, and maintenance needs should be obtained from the homeowner and service company.

SYSTEM DESCRIPTION:

Septic

LAST REPORTED PUMPING DATE:

Indeterminate

S	F	P	NA	NI
					16.0	SEPTIC SYSTEM Regardless of inspection findings, pumping and assessment of the system by a qualified specialist is recommended prior to closing. It is generally recommended that these systems be checked and/or pumped every 5-7 years.
S	F	P	NA	NI	S= Satisfactory, F= Fair, P= Poor, NA= Not Applicable, NI= Not Inspected

NOTE: The functional life and operation of private sewage systems vary considerably depending on usage, soil conditions, the degree of maintenance provided, and other factors. Conditions such as excess vegetation/trees, water ponding, proximity to a body of water, surface erosion, or run-over by heavy vehicles can also affect the system. Most areas require design and construction approval by the local health and building department for any private sewage systems work. In some areas, inspections are required with any change in occupancy. Regardless of inspection findings, pumping and assessment by a qualified specialist is recommended prior to closing. It is generally recommended that these systems be checked and/or pumped every 2-5 years.

SUPPLEMENTAL INFORMATION - Review the additional details below.

Private Waste Disposal - The type and location of private sewage (waste disposal) system cannot generally be determined/verified within the scope of an inspection since the components of the system are usually below the ground and not observable. The inspector/report may indicate the presence of a particular type system based upon representations made or other indications. Any such indications should not be construed as definitive; the type and location of the system must be verified by means independent of this report.

Vacancy/Reduced Usage - Pre-inspection vacancy or limited use of the system prevents or severely restricts a normal limited evaluation of the system. Regardless of inspection findings, pumping and assessment by a qualified specialist is recommended.

Each HouseMaster Franchise is an Independently Owned and Operated Business.

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	Report ID: 24112213 / Buyer

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.

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. EXTERIOR ELEMENTS

1.6	DECK(S)
	Poor
	The deck appears to be nailed to the house with no other visible means of attachment. Nails can corrode or pull out, causing the deck to collapse. Concealed damage to framing and/or siding behind the deck can also result in deck collapse. Have the deck attachment investigated by a licensed general contractor or professional engineer. Unless it can be demonstrated that the deck is properly and solidly fastened to the house, the deck should be bolted to the house or otherwise be repair as needed. Noted the absence of flashing between the deck and house. The house/deck joint generally needs a flashing to prevent water seepage and framing damage that could affect structural integrity. No joist support is present at rim area and joists are showing signs of defection. Generally older decks do not meet today's standards for posts / joists dimensions, as well as, requirements for joists hangers, lateral bracing, nailing patterns and bolting / strapping deck to home. The codes are not retroactive. However, we recommend consulting with a qualified contractor for remedial needs and costs 1.6 (Picture 1) nailed to house/no flashing 1.6 (Picture 2) no joist support 1.6 (Picture 3) separation 1.6 (Picture 4) ground contact 1.6 (Picture 5) debris

1.10	EXTERIOR FAUCET(S)
	Not Inspected
	Noted rear facuet is shut off. Exterior faucets that do not operate may be turned off, not connected, or, in cold weather, may be frozen. Consider all factors when concerns are indicated. The use of backflow preventers is advised, and in many areas now required, to prevent possible contamination of the water supply condition. 1.10 (Picture 1) turned off

2. SITE ELEMENTS

2.5	LAWN SPRINKLER
	Not Inspected
	Several pipes for irrigation system. The panel appears older and shut down. 2.5 (Picture 1) older panel

3. ROOFING

3.0	ROOF COVERING
	Poor
	The roof appears to have wind damage or other manufacturer defects. Several of the shingles are loose when spot checked. Have a qualified roofer determine the extend of damage and professional opinion for remediation. Noted missing drip edge flashing in areas. Although perhaps not required when the home was built, a drip edge helps to prevent leakage, premature shingle wear and wood deterioration at eaves. Monitor and repair as needed. 3.0 (Picture 1) lifting shingles 3.0 (Picture 2) loose shingle 3.0 (Picture 3) loose shingle 3.0 (Picture 4) loose shingle 3.0 (Picture 5) loose shingle 3.0 (Picture 6) loose shingle

3.2	PLUMBING STACKS
	Fair
	Noted several boot flashing have been tarred over and one boot cover is depressed which will not allow water to run off. Anticipate the need to replace roof flashing/coverings at next roof ing or if leakage occurs. All vent pipe flashings should be checked periodically and should be repaired and/or sealed as needed. 3.2 (Picture 1) tar at vent boot 3.2 (Picture 2) tar 3.2 (Picture 3) tar 3.2 (Picture 4) depressed boot

4. GARAGE

4.0	EXPOSED FRAMING
	Fair
	Noted metal column not anchored to slab; repair as needed. A few of the joists are showing signs of minor splitting; monitor and repair as needed. The stud support for the main beam at the outer garage wall is leaning/crooked; recommend bracing as needed. 4.0 (Picture 1) splitting 4.0 (Picture 2) not anchored 4.0 (Picture 3) leaning studs

4.3	WALLS / CEILINGS
	Poor
	Evidence of suspect mold is present at the rear wall behind the laundry room. No mold assessment or inspection was performed. Chronic water leakage/seepage may promote the growth of mold and mildew. Some mold/mildew spores can be harmful. Any potential mold or mildew conditions should be addressed immediately. A certified technician/laboratory can sample and analyze air quality and suspect mold conditions to determine the nature of the contamination and corrective measures that may be needed, repair as appropriate. Arrangements can be made with our office for surface and/or bulk air sampling. 4.3 (Picture 1) potential mold

4.4	VEHICLE DOOR(S)
	Fair
	No safety cables were observed inside the springs. Damaged tracks, springs and cables may cause door operation malfunction but also represent potential safety hazards. A qualified specialist should inspect and repair any defective or missing components. 4.4 (Picture 1) no safety cables

5. ATTIC

5.3	ATTIC VENTILATOR(S)
	Not Inspected
	Thermostatically controlled vent fan mounted in roof was not inspected due to low temperature. The fans should be shut down as it will only compete with the new ridge venting.

5.5	RODENT ACTIVITY
	Poor
	Noted possible droppings in attic; recommend contacting a qualified pest control company for remedial needs and costs prior to closing.

6. Bathrooms

6.1	SINK(S)
	Poor
	Noted leaking drain; repair as needed. 6.1 (Picture 1) leaking

6.2	TOILET
	Poor
	Leaking noted at the drain coupling in the garage. Recommend conditions be evaluated by a licensed plumber to determine remedial action required and associated costs.

6.9	SINK(S)
	Poor
	S-type drain traps and other older designs are obsolete; have checked by a plumber to determine current function. Correct now if problems are identified; otherwise plan to upgrade when drain repairs or renovation work is performed. A p- trap should be located no more than 24 inches vertically from the fixture outlet by todays plumbing standards. 6.9 (Picture 1) s-trap

6.10	TOILET
	Poor
	Toilet is loose at the floor; check for leakage/damage and secure as required. The wax ring inside the unit must have a snug, secure fit in order to keep from leaking. This type of damage is not always visible or accessible to the inspector at time of inspection. Recommend further evaluation/correction by a licensed plumber. 6.10 (Picture 1) loose toilet

7. KITCHEN (MAIN)

7.3	ELECTRIC / GFCI
	Poor
	No GFCI protection noted. Although not required when the home was built, GFCIs should have been added when the kitchen was remodeled. Recommend consulting a qualified electrician for remedial needs and costs.

8. INTERIOR ELEMENTS

8.8	THERMAL IMAGING
	Fair
	A scan of the exterior walls and ceiling below the attic was performed using a thermal imaging camera. Thermal imaging indicates insulation deficiencies in the attic at the ceiling joists and around the sky light enclosures. This was confirmed with a visual examination of the attic and insulation levels. Add insulation as needed for reduced energy loss. 8.8 (Picture 1) missing insulation 8.8 (Picture 2) cool spots 8.8 (Picture 3) cool spots 8.8 (Picture 4) skylight 8.8 (Picture 5) wall hatch 8.8 (Picture 6) ceiling hatch 8.8 (Picture 7) cool spots 8.8 (Picture 8) cool spots

8.9	FIREPLACE
	Poor
	The fireplace was operational. However, a heavy amount of creosote and debris fell out of the flue when the damper was opened. The gas logs also need to be stacked according to the manufactures specs for proper performance and life span. This is not something that can be determined during the inspection. Recommend a qualified chimney sweep clean the unit and chimney and inspect for safety.

11. COOLING SYSTEM

11.1	COOLING SYSTEM - 1
	Not Inspected
	Not inspected, operating system when temperatures are below 65 degrees may damage the compressor.

13. ELECTRIC SYSTEM

13.0	SERVICE / ENTRANCE LINE
	Poor
	Noted service head has pulled away from the siding; recommend consulting a qualified electrcian for repair needed. Tree branches are close to or in contact with the overhead service line; the line is subject to damage and power interruption. Recommend contacting the electric company as they may be responsible for maintenance of the line. 13.0 (Picture 1) line in trees 13.0 (Picture 2) clamp is not secured

13.2	DISTRIBUTION PANEL
	Poor
	Although not required when panel was installed, doubled neutral circuits noted. The National Electric Code updated requirements with NEC 408.41 that only one conductor (wire) should be connected at any fuse, breaker or panel lug. The connection of a neutral conductor and equipment-grounding conductor in the same termination is also not recommended. Advise redistribution where warranted. Have an electrcian determine need. White hot wire at 20 amp breaker and undersized wire at 30 amp breaker labeled GFCI. Doubled circuits noted. Generally, only one conductor (wire) should be connected at any fuse, breaker or panel lug. If the panel is near/at capacity, an upgrade may be necessary to correct this condition. Recommend consulting a qualified electrician for remedial needs and costs prior to closing. 13.2 (Picture 1) doubled circuit 13.2 (Picture 2) white hot wire 13.2 (Picture 3) doubled neutral

13.4	WIRING / CONDUCTORS
	Poor
	Exposed wires noted in garage,.Wires should only be spliced together using approved wire nuts; splices should be installed in a covered junction (splice) box. Exposed/taped splices are not proper. Recommend a qualified electrician repair for safety. 13.4 (Picture 1) exposed wires 13.4 (Picture 2) exposed wires

14. PLUMBING SYSTEM

14.0	WATER SUPPLY PIPING
	Poor
	14.0 (1) Noted leaking pipe in garage with heavy oxidation. Recommend conditions be evaluated by a licensed plumber to determine remedial action required and associated costs. leaking

14.1	WATER FLOW AT FIXTURES
	Poor
	Water pressure can vary slightly depending on flow, however inspector noted high pressure at several fixtures. Normal range of pressure is 40 - 60 PSI. Pressure was observed at 140 PSI from pressure gauge. Water pressure greater than 80 PSI is considered excessive and can contribute to failure of plumbing components and appliances. Recommend a plumber assess conditions; the pressure reducing valve may need replacement or one may need to be added if not present. 14.1 (Picture 1) high pressure

16. PRIVATE SEWAGE SYSTEM

16.0	SEPTIC SYSTEM
	Not Inspected
	Regardless of inspection findings, pumping and assessment of the system by a qualified specialist is recommended prior to closing. It is generally recommended that these systems be checked and/or pumped every 5-7 years.

Services provided by a locally owned and independently operated franchise company.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Chris Williamson

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CHRIS WILLIAMSON AND SOPHIE COTY,
INSPECTOR
770-847-0449
chris.williamson@housemaster.com; housemaster@wescheduleit.com

∨

CHRIS WILLIAMSON AND SOPHIE COTY,
INSPECTOR
770-847-0449
chris.williamson@housemaster.com; housemaster@wescheduleit.com

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