789 Main Street Anytown PA 18000 Client(s): …789 Main Street Anytown PA 18000 Client(s):...

789 Main StreetAnytown PA 18000

Client(s): FlintstoneInspection Date: 4/7/2017

The Best Inspectors. Anywhere. Inspector: Lawrence Transue #49500

Inspection Date: 4/7/2017 Client(s): Flintstone Page 1 of 35

Table Of ContentsCover Page ................................................................................................................ 1Table of Contents ....................................................................................................... 2Key Findings Introduction........................................................................................... 3Action Items ............................................................................................................... 4Consideration Items ................................................................................................... 6General Information ................................................................................................... 8Introductory Notes...................................................................................................... 9Structure................................................................................................................... 10Exterior ..................................................................................................................... 12Roofing..................................................................................................................... 15Plumbing .................................................................................................................. 16Electrical................................................................................................................... 19Heating and Cooling................................................................................................. 22Insulation/Ventilation ................................................................................................ 25Garage ..................................................................................................................... 27Interiors .................................................................................................................... 29Kitchen ..................................................................................................................... 31Bathrooms................................................................................................................ 32Laundry .................................................................................................................... 33Septic System .......................................................................................................... 34


Thank you for choosing BPG for your property inspection. We value your business and are available should you have anyfollow-up questions regarding your report.

This report represents our professional opinion regarding conditions of the property as they existed on the day of ourinspection. We adhere to the Standards of Practices as outlined in the Standards of Practice of the American Society ofHome Inspectors (ASHI) or your specific state standards.

Your INSPECTION REPORT includes three sections: 1) Key Findings, 2) Property Information, and 3) InspectionAgreement. It is important to evaluate all three sections in order to fully understand the property and general conditions. Thefollowing definitions may be helpful in reviewing your reports.

Action Items may include:

• Items that are no longer functioning as intended• Conditions that present safety issues• Items or conditions that may require repair, replacement, or further evaluation by a specialist• Items that were inaccessible

Consideration Items may include:

• Conditions that may require repair due to normal wear and the passage of time.• Conditions that have not significantly affected usability or function- but may if left unattended.

SECTION I. KEY FINDINGSThis section is designed to summarize the findings and conditions that may require your immediate attention. Typically, theKey Findings Summary is used to help prioritize issues with other parties involved in the real estate transaction (home buyer,home seller, and real estate agents). It is important to review carefully all sections of your report and not rely solely on theKey Findings summary.

SECTION II. PROPERTY INFORMATIONThis section contains our detailed findings on all items inspected. Component locations, system types and details,maintenance tips, and other general information about the property will be included as appropriate.

SECTION III. INSPECTION AGREEMENTThis section details the scope of the inspection. BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU AREAGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made availableimmediately after scheduling your inspection and prior to the beginning of your inspection. In addition, a copy is included onour website with your final inspection report.

To retrieve your full PROPERTY INSPECTION REPORT (all 3 sections) from our Web site:

• Point your web browser to http://www.bpginspections.com• Click on View Your Inspection Report• Enter the Report Id and Client Last Name (shown below)

◦ Report Id:◦ Client's Last Name: Flintstone

• Follow the instructions to either view the report online or download it to your computer.

Again, thank you for selecting us as your inspection company. Please contact our Customer Service Center at800-285-3001 should you have any questions about your reports or desire additional assistance.

BPG Inspection Services SECTION I: KEY FINDINGS


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ExteriorCHIMNEY OR FLUE

1. The "wash or crown" of the masonry chimneys should be replaced and the chimney flue should be checked fordamage. Damaged flues can be unsafe.

2. The rear chimney (for the coal stove) should be repaired or rebuilt by a qualified mason.

RoofingROOF COVERING STATUS

3. Repairs to the roofing are needed at the east side slope. Damaged or missing roofing material should be repaired.All roof penetrations should be examined and sealed as necessary.

EXPOSED FLASHINGS4. The chimney flashings have been patched or covered with tar. This is considered a temporary leak repair, and can

actually accelerate corrosion by trapping moisture between the tar and the metal. A qualified roofing contractorshould be engaged to remove the tar, and properly replace or repair the flashing as necessary.

ElectricalELECTRICAL - WIRING / DEVICE COMMENTS

5. Three pronged outlets did not test for proper ground in the second floor front room . Recommend further evaluationand repairs by a licensed electrician.

6. The installation of a ground fault circuit interrupter (GFCI) is recommended in the kitchen. A ground fault circuitinterrupter (GFCI) offers increased protection from shock or electrocution.

SMOKE / CO DETECTORS7. The installation of smoke detectors in each bedroom and on every level in the home is recommended.

The installation of a CO (Carbon Monoxide) detector is recommended.

Heating and CoolingHEATING SYSTEM - VENTING

8. The heating unit flue vent had a negative or no rise (pitch) towards the chimney stack. This can reduce the properflow of flue gases and can increase the risk of carbon monoxide entering the home. We recommend the flue pipebe adjusted / replaced for proper rise (pitch) by a qualified heating contractor.

9. The flue pipes should be better supported. (metal straps, not just wires)

10. Debris in the “clean out” area at the base of the chimney should be removed as part of system service.

GarageGARAGE DOOR(S) OPENER

11. The garage door opener “electric eyes” should be installed at a height of 4 - 6 inches above the floor.

DETACHED GARAGE WALLS12. Rot was observed to the wall and sills at the front of the garage. A qualified framer should be engaged for

repairs.

InteriorsSTAIRS & HANDRAILS


Action Items


Interiors13. The size and/or orientation of the main stairway “risers” may make the stairway difficult to negotiate. This condition

should be altered for improved safety.

BathroomsTUB / SHOWER PLUMBING

14. The drain connection at the tub leaks and should be repaired by a licensed plumber.


Action Items


StructureWOOD DESTROYING INSECTS

15. Evidence of powder post beetle damage was observed at the sill plate near the electric panel and there is risk ofadditional hidden damage. Conditions that are attractive to powder post beetles, such as the storage of wood indamp environments, should be avoided.

ExteriorEXTERIOR STEPS

16. The size and/or orientation of the north porch stairway “treads” and "risers" may make the stairway difficult tonegotiate. This condition should be altered for improved safety.

EXTERIOR WALLS & WINDOWS17. The old wood windows are in need of glazing (putty) improvements, painting and caulking.

PlumbingPLUMBING WASTE LINES

18. The waste water piping entering the ground, which carries the waste to either the city disposal system, or to aprivate septic system, is iron pipe. Be advised that iron pipe is susceptible to clogging, due to roots growingthrough the underground mechanical joints in the pipe. These pipes may need periodic cleaning. Deterioration andseparation of these pipes can also occur. This requires an entire new sewer pipe to be installed. This pipe is onlyvisible where it leaves the structure. The type and condition of the pipe underground can not be seen orcommented on in this inspection. The only way to do this is to have it photo scanned, where a "snake" with acamera attached is pushed through the pipe. Some sewer installers or cleaning companies offer a photoscan of the underground pipes.

ElectricalELECTRICAL - SERVICE

19. The grounding of the electrical service is ineffective. The service should be grounded to the main water supply and/or driven ground rods as required.

ELECTRICAL - WIRING / DEVICE COMMENTS20. Two-prong ungrounded type receptacles were observed in various areas. These are acceptable in older

residences. Many plug-in devices, such as lamps and televisions, etc., do not require a ground. However, wesuggest updating the receptacles at major appliances, as needed, to properly grounded type. These might includethe refrigerator and washing machine, computers, or any pieces of equipment which are supplied with three-pronggrounded type plugs.

21. Abandoned wiring in the attic should be replaced or appropriately terminated.

Heating and CoolingHEATING SYSTEM - GENERAL COMMENTS

22. The old humidifier should be removed.

GarageGARAGE DOOR(S) OPENER

23. The south automatic opener was disconnected and disassembled. The opener was not tested.

GARAGE GENERAL


Consideration Items


Garage24. The garage roofing is near the end of its life. Watch for leaks and expect to replace the roof soon.

25. At least eight (8) inches of clearance should be maintained between grade level and the bottom of the garageexterior wall siding. The present configuration is prone to rot and insect activity.

InteriorsFLOORS

26. Suspected asbestos tile was noted at the second floor . Material similar to the 9 X 9 floor tiles have been known tocontain asbestos. Asbestos was commonly used in older floor tiles. Determining the presence of asbestos can onlybe performed by laboratory testing and is beyond the scope of this inspection.

Prepared Using HomeGauge http://www.homegauge.com : Licensed To BPG Inspection Services


Consideration Items


http://www.homegauge.com

Date: 4/7/2017 Time: Report ID:Property: 789 Main Street, Anytown, PA 18000 Prepared By: Lawrence Transue

General InformationScopeIn general, home inspections include a visual examination of readily accessible systems and components to help identifymaterial defects - as they exist at the time of the inspection. This is not a technically exhaustive inspection and will notnecessarily list all minor home maintenance or repair items. Latent, inaccessible, or concealed defects are excluded fromthis inspection. Inspectors do not move furniture, appliances, personal items, or other materials that may limit his/herinspection. We do not report on cosmetic or aesthetic issues. Unless otherwise stated, this is not a code inspection. Wedid not test for environmental hazards or the presence of any potentially harmful substance.

Use of Reports: If the inspection is performed in connection with the sale, exchange or transfer of the property, copies of thereport may be provided to the principals in the transaction and their agents (with your permission). However, the report is foryour sole information and benefit. We do not intend for anyone but the person(s) listed on this report to benefit, directly orindirectly, from this agreement and inspection report. Our contractual relationship is only to the person(s) purchasing ourreport/service.

Use of Photographs: Your report includes many photographs. Some pictures are intended as a courtesy and are added foryour information. Some are to help clarify where the inspector has been, what was looked at, and the condition of the systemor component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to helpyou better understand what is documented in this report and may allow you see areas or items that you normally would notsee. Not all problem areas or conditions will be supported with photos

Inspection Agreement and 90 Day GuaranteeBY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTIONAGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection and prior to thebeginning of your inspection. In addition, a copy is included on our website with your final inspection report. You shouldreview the liability limitations and terms of the agreement carefully before accepting your inspection report. Should youdiscover a defect for which we may be liable to you, you must notify us and give us a reasonable opportunity to re-inspectthe property before you repair the defect.

We understand the serious nature of real estate transactions and attempt to take reasonable actions to provide value andprotect our clients. We provide a limited 90-day guarantee on most of the major components that were inspected. A fullexplanation of our 90 day guarantee is included on our website with your final inspection report. A more comprehensiveone-year home warranty is available if ordered within 30 days of your inspection. As a BPG client you can receive adiscounted rate and plan details by calling us at 800-285-3001.

A part of many real estate transactions are contingencies limiting the time available for follow up inspections, repair work, orfurther inquiries. We are not responsible for any investigations that are not completed prior to the end of the contingencyperiod.

Report Definitions The following definitions of comment descriptions represent this inspection report.

Inspected: The item was visually observed. If no comments are made, the item appears to be functioning asintended.

Not Inspected: The item was not inspected (reason for non-inspection should be noted)

Action Item: The item is not functioning as intended or is system or component that is considered harmful ordangerous to its occupants, due to its presence or absence in the structure. It will need repair, replacement orfurther evaluation.

BPG Inspection Services SECTION II: PROPERTY INFORMATION


Any item marked identified as an ACTION ITEM should beevaluated and repaired or replaced as necessary

by a specialist or trade professional before closing.

Additional defects may be discovered by a specialist or trade professional.

Consideration Item: The item should be monitored and repair/replacement should be considered. (Includesdefinitions, helpful tips, recommended upgrades, conditions requiring repair due to normal wear, and conditionsthat have not significantly affected usability or function - but may if left unattended).

A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based onobservation of the visible and apparent condition of the structure and its components on the date of inspection. The results ofthis home inspection are not intended to make any representation regarding the presence or absence of latent or concealeddefects that are not reasonably ascertainable in a competently performed home inspection. No warranty or guaranty isexpressed or implied.Since the house has been unoccupied for a period of time, conditions can change under normal livingconditions. For example, plumbing seals that have dried out during unoccupied times may leak or drip under normal usageand livable conditions. Although many items are checked during the inspection, it is almost impossible to simulate normalliving conditions in a house that has been unoccupied for any length of time. Client is advised to run all water at all sourcesduring the entire walkthrough, prior to close.

Building Status:Vacant Without Interior Furnishings

Building Faces:For the purpose of this report, it is assumedthat the house faces east

Style of Home or Building:Two Story Single Family Dwelling

Approximate Age Of Home or Building:61 to 65 Years

Weather:Cloudy, Rain, Rain Recently

Temperature:50 - 60 degrees

1. Introductory NotesInspection Items

STANDARDS of PRACTICEThis inspection is a non-invasive examination of readily accessible systems and components as outlined in theASHI Standards of Practice. In compliance, our reports are subject to the Definitions, Scope, Limitations,Exceptions, and Exclusions as outlined in the Standards of Practice. A copy of the Standards of Practice may beobtained from your inspector or from the ASHI web site http://www.homeinspector.org/Standards-of-Practice

IMPORTANT CLIENT INFORMATIONThere may be areas in the report where we recommend further evaluation or make recommendations toconsult a licensed or qualified contractor, or engineer for further evaluation.

When these recommendations are made, all further evaluations should be made prior to close of title andprior to owning the home. All additional evaluations should be performed by licensed or qualified individuals. Theinspection report should not be construed as a compliance inspection of any governmental or non governmentalcodes or regulations.

ENVIRONMENTALTHE PRESENCE OF MOLD, MOLD TESTING, MOLD RELATED CONDITIONS, AND/OR ENVIRONMENTALEVALUATIONS ARE OUTSIDE THE SCOPE OF THIS INSPECTION REPORT AND OUR HOME INSPECTIONSERVICES. The condition of hidden and concealed surface areas including, but not limited to the back of drywall,paneling, wallpaper, insulation, and alike can not be determined as part of this general home inspection. If amoisture related condition exists, whether at the interior or exterior of the home, client should consult anIndustrial Hygienist prior to close.



c:\LandAmHG\Reports\00000208\ http:\www.homeinspector.org\Standards-of-Practice

Verification of whether any oil / fuel tanks exist or existed at one time on the property is not part of this generalhome inspection. Property scans or environmental testing of any kind is not performed as part of this general homeinspection or part of our services.

WALK THROUGH INFORMATIONThe Findings of this inspection are based on conditions observed at the time of the inspection. Conditions canchange following an inspection. There is no guarantee of conditions after the inspector leaves the premises.

It is extremely important to arrange for a final walkthrough just prior to closing on the property. This should bearranged through your agent or attorney. You should budget for at least one hour of time for this. If you are notsure what to look for we can accompany you on this final walkthrough for a modest additional charge.

Inspections are generally performed in occupied houses with wall coverings, floor coverings furniture and personalbelongings. Be sure that these items are removed prior to your walk through.

We strongly advise that the client (you) :

• Check and test all appliances• Check operation of the water heater• Check operation of Heating System(s)• Check operation of Cooling System(s) (provided outside temperature is above 65)• Check all windows and doors for operation and signs of deterioration.• Check all outlets and light fixtures.• Check for any other condition including water penetration, roof leaks, plumbing leaks, insects or vermin

and any other condition.

Report any adverse conditions to your attorney or agent prior to close. Also, Please call Buyers Protection Groupat 800-285-3001 before closing.

2. Structure

Our inspection of the structure included a visual examination of the exposed, readily accessible portions of the structure. These items were examined forvisible defects, excessive wear, and general condition. Many structural components are inaccessible because they are buried below grade or are behindfinished surfaces. Therefore, much of the inspection was performed by looking for visible symptoms of movement, damage and deterioration. Where thereare no symptoms, conditions requiring further review or repair may go undetected and identification is not possible without destructive testing. We make norepresentations as to the internal conditions or stability of soils, concrete footings and foundations, except as exhibited by their performance. We cannotpredict when or if foundations or roofs might leak in the future.

Styles & Materials

Foundation:Masonry BlockBasement Configuration

Roof Structure:Conventional RafterSolid Plank Sheathing

Floor Structure:Wood Joists

Wall Structure:Conventional Wood Framing

Ceiling Structure:Joist

Columns or Piers:Steel Columns

Method Used to Observe Attic:Entered Attic

Inspection ItemsBASEMENT / FOUNDATION [Inspected]

The visible and accessible areas of the foundation appeared to be in serviceable condition at the time of theinspection.

Common settlement cracks typical of this style foundation were observed at the visible and accessible areas.



FRAMING [Inspected]The visible and accessible areas of the wood framing system appeared to be in acceptable condition at the time ofthe inspection.

BASEMENT / STAIRS [Inspected]The interior stairs appeared to be in acceptable condition at the time of the inspection.

BASEMENT LEAKAGE [Inspected]The basement shows evidence of moisture penetration. It should be understood that it is impossible to predict theseverity or frequency of moisture penetration on a one time visit to a home. Virtually all basements exhibit signs ofmoisture penetration and virtually all basements will indeed leak at some point in time. The visible evidence is notunusual for a home of this age, construction and location. Further monitoring of the foundations will be required todetermine what improvements, if any, will be required. Basement leakage rarely affects the structural integrity of ahome.

The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface.The ground around the house should be sloped to encourage water to flow away from the foundations. Gutters anddownspouts should act to collect roof water and drain the water at least five (5) feet from the foundation, or into afunctional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to thefoundation, are the most common source of basement leakage. Please refer to the Roofing and Exterior sections ofthe report for more information.

In the event that basement leakage problems are experienced, lot and roof drainage improvements should beundertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary.Your plans for using the basement may also influence the approach taken to curing any dampness that isexperienced.

ROOF / ATTIC [Inspected]The visible and accessible areas of the roof space/attic appeared to be in serviceable condition at the time of theinspection.

WOOD DESTROYING INSECTS [Inspected]



Evidence of powder post beetle damage was observed at the sill plate near the electric panel and there is risk ofadditional hidden damage. Conditions that are attractive to powder post beetles, such as the storage of wood indamp environments, should be avoided.

3. Exterior

Our inspection of the building exterior included a visual examination. Items are examined for defects, excessive wear, and general state of repair. Exteriorwood components are randomly probed. We do not probe everywhere. Varying degrees of exterior deterioration could exist in any component. Vegetation,including trees, is examined only to the extent that it is affecting the structure.

Styles & Materials

Chimney / Flue:Masonry

Cladding:Vinyl Siding

Eaves Soffits And Fascias:VinylAluminum

Trim:WoodVinylMetal

Driveway Surface:Asphalt

Walkway Surface:Concrete

Porch:Concrete

Inspection ItemsDRIVEWAY / PARKING [Inspected]

The driveway appeared to be in serviceable condition, with normal wear and tear, at the time of the inspection.

SIDEWALKS [Inspected]The visible areas of the sidewalk appeared to be in serviceable condition at the time of the inspection.

GRADING [Inspected]Grading of the soil near the foundation appears to be in acceptable condition.

PORCH [Inspected]The visible and accessible areas of the porch appeared to be in acceptable condition at the time of the inspection.

EXTERIOR STEPS [Inspected]The size and/or orientation of the north porch stairway “treads” and "risers" may make the stairway difficult tonegotiate. This condition should be altered for improved safety.



EXTERIOR WALLS & WINDOWS [Inspected]Conditions behind walls were hidden / concealed and were not visible or accessible for inspection. A non-destructive visible inspection was performed. Further inspection would require destructive testing, such as theremoval of siding and / or wallboards, which is not performed as part of this inspection.

The visible and accessible portions of the exterior wall coverings appeared to be in serviceable condition at the timeof the inspection.

Cleaning of the siding may be worthwhile.

The old wood windows are in need of glazing (putty) improvements, painting and caulking.

EXTERIOR TRIM, EAVES, SOFFITS, & FASCIA [Inspected]The exterior trim appeared to be in serviceable condition at the time of the inspection.

The exterior eaves, soffits, and fascia appeared to be in serviceable condition at the time of the inspection.

CHIMNEY OR FLUE [Inspected]The "wash or crown" of the masonry chimneys should be replaced and the chimney flue should be checked fordamage. Damaged flues can be unsafe.



The rear chimney (for the coal stove) should be repaired or rebuilt by a qualified mason.



4. Roofing

Our inspection of the readily accessible roof system included a visual examination to determine damage or material deterioration. We walk on the roof onlywhen is it safe to do so and is not likely to damage the roof materials. We look for evidence of roof system leaks and damage. We cannot predict when or ifa roof might leak in the future.

Styles & Materials

Roof-Type:Gable

Roof Covering:Asphalt/Fiberglass Shingles

Gutters:AluminumGutters Discharge Above and Below Grade

Roof Inspection Method:Walked Roof

Inspection ItemsROOF COVERING STATUS [Inspected]

Repairs to the roofing are needed at the east side slope. Damaged or missing roofing material should be repaired.All roof penetrations should be examined and sealed as necessary.

Two layers of shingles appear to be present at the roof. Today's standards allow two layers of shingles.Confirmation of additional layers would require destructive testing, which is not performed as part of this inspection.



The roof covering shows normal wear for its age and appeared to be in acceptable condition at the time of theinspection.

EXPOSED FLASHINGS [Inspected]The chimney flashings have been patched or covered with tar. This is considered a temporary leak repair, and canactually accelerate corrosion by trapping moisture between the tar and the metal. A qualified roofing contractorshould be engaged to remove the tar, and properly replace or repair the flashing as necessary.

GUTTERS & DOWNSPOUTS [Inspected]The gutter system appeared to be in acceptable condition at the time of the inspection.

5. Plumbing

Our inspection of the plumbing system included a visual examination to determine defects, excessive wear, leakage, and general state of repair. Plumbingleaks can be present but not evident in the course of a normal inspection. A sewer lateral test to determine the condition of the underground sewer lines isbeyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or privatewater supply systems, water quality, off site community water supply systems or private (septic) waste disposal systems unless specifically noted.

Styles & Materials

Water Source:Well (water test advised)

Main Water Shutoff / Meter Location:Basement

Plumbing Water Supply Material (into home):HDPE (High Density PolyEthylene) black plasticwater pipe



Plumbing Water Distribution Material(inside home):CopperCPVC

Plumbing Waste/Drain Material:PVCCopperCast Iron

Water Heater Power Source:Oil

Water Heater Capacity:30 Gallon

Water Heater Location:Basement

Approximate Water Heater Age:5 yearsExtra Info : 2012

Fuel Type:Oil

Fuel Tank(s):Heating Oil Tank - Indoors 250/275g with SupplyValve At Tank

Inspection ItemsMAIN WATER LINE [Inspected]

The visible portion of the main pipe and valve appeared to be in serviceable condition at the time of the inspection.

PLUMBING SUPPLY LINES [Inspected]The visible portions of the supply lines appeared to be in acceptable condition at the time of inspection. All of thesupply lines were not fully visible or accessible at the time of the inspection.

PLUMBING WASTE LINES [Inspected]The waste water piping entering the ground, which carries the waste to either the city disposal system, or to aprivate septic system, is iron pipe. Be advised that iron pipe is susceptible to clogging, due to roots growing throughthe underground mechanical joints in the pipe. These pipes may need periodic cleaning. Deterioration andseparation of these pipes can also occur. This requires an entire new sewer pipe to be installed. This pipe is onlyvisible where it leaves the structure. The type and condition of the pipe underground can not be seen orcommented on in this inspection. The only way to do this is to have it photo scanned, where a "snake" with acamera attached is pushed through the pipe. Some sewer installers or cleaning companies offer a photoscan of the underground pipes.The visible portions of the waste lines appeared to be in acceptable condition at the time of inspection. All of thewaste lines were not fully visible or accessible at the time of the inspection.

HOSE FAUCETS [Inspected]The hose faucets appeared to be in serviceable condition at the time of the inspection. These should be drainedprior to freezing temperatures.

FUEL SYSTEM [Inspected]The visible portions of the fuel tank(s) and line(s) appeared to be in acceptable condition at the time of inspection.All of the fuel lines were not fully visible or accessible at the time of the inspection.



WATER HEATER [Inspected]The water heater was operable at the time of inspection. This does not however guarantee future performance,operation, or condition.

The water heater is a relatively new unit. As the typical life expectancy of water heaters is 7 to 12 years, this unitshould have several years of remaining life.



6. ElectricalOur inspection of the electrical system included a visual examination of readily accessible components including a random sampling of electrical devices todetermine adverse conditions and improper wiring methods, grounding, bonding and overcurrent protection. Performing voltage tests, load calculations ordetermining the adequacy of the electrical system for future usage is outside the scope of this inspection. Telephone, video, audio, security system,landscape lighting, and other low voltage wiring was not included in this inspection unless specifically noted. Outlets that have childproof protectors are nottested. Also, Outlets that are in use are not tested. We do not unplug the occupants appliances, computers, electric toothbrushes, lamps, alarm clocks etc.for testing.

Styles & Materials

Electrical Service Conductors:Below Ground ServiceAluminum - Typical120 - 240 volts

Service Ampacity:200 AMP

Service Grounding:CopperWater Pipe ConnectionGround Rod Connection

Circuit Protection Type:Circuit Breakers

Branch Wiring:Copper

Wiring Type(s):NM (Non-Metallic Sheathed Cable)BX (Armored Cable)Cloth Insulated Cable

Main Panel Location:Basement

Main Disconnect Location:Inside Of The Main Distribution Panel

GFCIs Installed:Some Present

AFCIs Installed:Not Present

Smoke and CO Alarms:Some Smoke Detectors Present

Inspection ItemsELECTRICAL - SERVICE [Inspected]

The mounting of the meter base is unusual and low. Consult the electric utility company for evaluation and repairsas necessary.



The grounding of the electrical service is ineffective. The service should be grounded to the main water supply and/or driven ground rods as required.

ELECTRICAL / MAIN PANEL [Inspected]The main panel appeared to be in serviceable condition at the time of the inspection, except if noted otherwisebelow.



ELECTRICAL - WIRING / DEVICE COMMENTS [Inspected]The sample of visible and accessible switches and / or outlets tested appeared to be in serviceable condition at thetime of inspection, except if noted otherwise below.Two-prong ungrounded type receptacles were observed in various areas. These are acceptable in olderresidences. Many plug-in devices, such as lamps and televisions, etc., do not require a ground. However, wesuggest updating the receptacles at major appliances, as needed, to properly grounded type. These might includethe refrigerator and washing machine, computers, or any pieces of equipment which are supplied with three-pronggrounded type plugs.Three pronged outlets did not test for proper ground in the second floor front room . Recommend further evaluationand repairs by a licensed electrician.

The installation of a ground fault circuit interrupter (GFCI) is recommended in the kitchen. A ground fault circuitinterrupter (GFCI) offers increased protection from shock or electrocution.Abandoned wiring in the attic should be replaced or appropriately terminated.



SMOKE / CO DETECTORS [Inspected]The installation of smoke detectors in each bedroom and on every level in the home is recommended.

The installation of a CO (Carbon Monoxide) detector is recommended.

7. Heating and Cooling

Our inspection of the heating and cooling system included a visual examination of the system's major components to determine defects, excessive wear,and general state of repair. Weather permitting, our inspection of a heating or cooling system includes activating it via the thermostat and checking forappropriate temperature response. Our inspection does not include disassembly of the furnace; therefore heat exchangers are not included in the scope ofthis inspection. Ceiling fans are not typically inspected as they are not within the scope of the inspection.

Styles & Materials

Number of Heat Systems:One

Heat Type:Forced Air

Heat System Age:Over 30 Years

Energy Source:Oil

Heat System Location:Basement

Heat/AC Distribution Methods:Ductwork

Inspection ItemsHEATING SYSTEM - GENERAL COMMENTS [Inspected]

The old humidifier should be removed.



HEATING SYSTEM - CONDITION [Inspected]The heating system was operational at time of inspection. This may not, however, be an indication of futureoperation or condition.

HEATING SYSTEM - VENTING [Inspected]The heating unit flue vent had a negative or no rise (pitch) towards the chimney stack. This can reduce the properflow of flue gases and can increase the risk of carbon monoxide entering the home. We recommend the flue pipebe adjusted / replaced for proper rise (pitch) by a qualified heating contractor.



The flue pipes should be better supported. (metal straps, not just wires)

Debris in the “clean out” area at the base of the chimney should be removed as part of system service.

HEATING SYSTEM - BURNERS [Inspected]



The visible and readily accessible areas of the burner flames appeared to be typical at the time of inspection.

In order to burn in an appliance, oil must first be atomized and evaporated with a motor-driven burner that spews oildroplets and evaporates them with a blower. Then it is ignited with an electric spark. After ignition, the spark maycontinue but is no longer necessary. Oil-fueled equipment must be tuned up at least once each year. Tune-ups payfor themselves in reduced fuel consumption, with savings in fuel of up to 20%, according to the U.S. Department ofEnergy.

HEATING SYSTEM - DISTRIBUTION [Inspected]The visible and accessible areas of the distribution system appeared to be in typical working condition at the time ofinspection.

HEATING SYSTEM - CONTROLS [Inspected]The normal operating controls appeared to be in working order at the time of the inspection.

HVAC SYSTEM - AIR FILTERS [Inspected]The air filter(s) appeared to be in serviceable condition at the time of the inspection.

8. Insulation/VentilationOur inspection of the readily accessible areas of the attic included a visual examination to determine any signs of defects, excessive wear, and general stateof repair. When low clearance, framing design or obstructions, deep insulation and mechanical components prohibit walking safely in an unfinished attic,inspection is conducted from the available service platforms or access openings only.

Styles & Materials



Attic Insulation:R12 RockwoolR12 Fiberglass in Knee wall(s)

Attic Ventilation:Ridge VentsGable VentsSoffit Vents

Vapor Retarders:Kraft Paper

Basement Insulation:None

Wall Insulation:Not Visible

Inspection ItemsATTIC VENTILATION [Inspected]

The visible and accessible portions of the attic/roof ventilation appeared to be in serviceable condition at the time ofthe inspection.

ATTIC - INSULATION [Inspected]Insulation improvements are recommended in the attic

BASEMENT INSULATION [Inspected]Insulation is typical for the age and style of house.

It would be wise to insulate the "rim joist" cavities around the perimeter of the basement.

EXTERIOR WALL INSULATION [Inspected]



Insulation improvements may be cost effective, depending on the anticipated term of ownership.9. Garage

Our inspection of the garage included a visual examination of the readily accessible portions of the walls, ceilings, floors, vehicle and personnel doors, stepsand stairways, fire resistive barriers, garage door openers and hardware if applicable.

Please Note: If an automatic garage door opener is installed, we do not test the auto reverse mechanisms (contact reversal feature) on the overheadgarage door. After taking possession, this safety feature should be tested regularly as a door that doesn’t reverse can injure someone or fall from the ceiling.Refer to the owner’s manual or contact the opener manufacturer or the CPSC for more information.

Styles & Materials

Garage:Two CarDetached

Garage Door Type:Overhead

Inspection ItemsGARAGE DOOR(S) CONDITION [Inspected]

The vehicle door(s) appeared to be in serviceable condition at the time of the inspection.

GARAGE DOOR(S) OPENER [Inspected]The north automatic opener(s) was operable at the time of the inspection.The south automatic opener was disconnected and disassembled. The opener was not tested.

The garage door opener “electric eyes” should be installed at a height of 4 - 6 inches above the floor.



GARAGE EXTERIOR PASSAGE DOOR [Inspected]The exterior passage door appeared serviceable at the time of the inspection.

GARAGE FLOOR [Inspected]The garage floor appeared to be in serviceable condition at the time of the inspection.

GARAGE GENERAL [Inspected]The garage roofing is near the end of its life. Watch for leaks and expect to replace the roof soon.

At least eight (8) inches of clearance should be maintained between grade level and the bottom of the garageexterior wall siding. The present configuration is prone to rot and insect activity.

DETACHED GARAGE WALLS [Inspected]Rot was observed to the wall and sills at the front of the garage. A qualified framer should be engaged forrepairs.



10. InteriorsOur inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only a representative sample ofaccessible components was inspected.

If Present, our inspection of the Fireplaces & Solid Fuel Burning Appliances is a visual examination of readily accessible components. The interiors of fluesor chimneys are not inspected. Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds,combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected. The inspection does not involve igniting orextinguishing fires nor the determination of draft. Fireplace inserts, stoves, or firebox contents are not moved.

Styles & Materials

Ceiling Materials:Sheetrock/Drywall/Gypsum Board

Wall Material:Sheetrock/Drywall/Gypsum Board

Window Material:Wood

Window Type/Design:Double / Single HungSingle Pane With Storm Windows

Fireplace / Wood Stove:Coal StoveMasonry ChimneyLined

Inspection ItemsINTERIOR INSPECTION LIMITATIONS

THE PRESENCE OF MOLD, MOLD TESTING, MOLD RELATED CONDITIONS, AND/OR ENVIRONMENTALEVALUATIONS ARE OUTSIDE THE SCOPE OF THIS INSPECTION REPORT AND OUR INSPECTIONSERVICES. If a moisture related condition exists, whether at the interior or exterior of the home, client shouldconsult a qualified industrial hygienist prior to close.

In an occupied home or home with storage, Furnishings, pictures, wall coverings, and personal item storageprevented a full visual inspection of all areas. Conditions can change between the time of inspection andclosing. Client is advised to perform a careful check of all areas during final walk through and note anystaining or conditions that may not have been visible at the time of inspection. Such conditions should bebrought to your Realtor's (if applicable) or Attorney's attention prior to closing of this property. Theinspector can return to inspect areas that were not readily visible or accessible for a nominal fee ifcontacted and scheduled by client.

ENTRY DOORS [Inspected]The doors appeared to be in serviceable condition at the time of the inspection.

INTERIOR DOORS [Inspected]The doors appeared to be in serviceable condition at the time of the inspection.



REAR / SIDE EXTERIOR DOORS [Inspected]The door appeared to be in serviceable condition at the time of the inspection.

WINDOWS [Inspected]The sample of windows tested were operational at the time of the inspection.

INTERIOR WALLS [Inspected]The general condition of the visible and accessible interior walls appeared serviceable at the time of the inspection.

CEILINGS [Inspected]The general condition of the ceilings appeared serviceable at the time of the inspection.

FLOORS [Inspected]The general condition of the visible and accessible portions of the floors appeared to be in serviceable condition atthe time of the inspection.Suspected asbestos tile was noted at the second floor . Material similar to the 9 X 9 floor tiles have been known tocontain asbestos. Asbestos was commonly used in older floor tiles. Determining the presence of asbestos can onlybe performed by laboratory testing and is beyond the scope of this inspection.

STAIRS & HANDRAILS [Inspected]The size and/or orientation of the main stairway “risers” may make the stairway difficult to negotiate. This conditionshould be altered for improved safety.



FIREPLACE / WOOD STOVES [Inspected]The visible and accessible area of the coal burning stove appeared to be in serviceable condition at the time of theinspection. The coal burning stove was visually inspected only. We do not fire up the unit to determine if properdraft exists. Client is advised to consult with a fireplace specialist for inspection of the chimney interior / lining. Alsoobtain further information on proper usage and safety related concerns.

The Internal Elements of the Chimney (Liner, Etc) could not be fully evaluated at the time of inspection. Please beaware that inspection of the upper portion of a fireplace, heating or fireplace flue is beyond the scope of a homeinspection. Since these areas are concealed and not inspected, consultation with a CSIA Certified ChimneyInspector is advised to conduct a Level II Internal Camera evaluation of the Chimney flue (s) prior to end ofinspection period. For additional information, visit http://www.csia.org

11. Kitchen

Our inspection of the kitchen included a visual examination of the readily accessible components to determine defects, excessive wear, and general state ofrepair. We tested basic, major built-in appliances using normal operating controls. Accuracy and/or function of clocks, timers, temperature controls and selfcleaning functions on ovens is beyond the scope of our testing procedure. Refrigerators or other appliances were not tested or inspected unless specificallynoted.

Styles & Materials

Cooking Fuel:Electric

Exhaust/Range Hood:Hood Vented to the Exterior

Inspection ItemsSINKS [Inspected]

The sink, faucet, and visible areas of the plumbing under the sink appeared to be in serviceable condition at thetime of the inspection.



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RANGE/COOK TOP AND OVEN [Inspected]The range was operational at the time of the inspection. This does not however guarantee future conditions afterthe time of inspection.

DISHWASHER [Inspected]The dishwasher was operable at the time of the inspection. The conditions observed may not be an indication offuture operation or condition. Conditions can change between the time of inspection and closing.

12. BathroomsOur inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls,proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequatewater pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report.

Styles & Materials

Bathroom Ventilation:FanWindow

Inspection ItemsCONDITION OF TOILET(S) [Inspected]

The toilet(s) appeared to be in serviceable condition at the time of inspection.

CONDITION OF SINK [Inspected]The sink, faucet, and visible areas of the plumbing under the sink appeared to be in serviceable condition at thetime of the inspection.



BATH VENTILATION [Inspected]The ventilation appeared to be serviceable.

TUB / SHOWER PLUMBING [Inspected]The faucet appeared to be in serviceable condition at the time of inspection.The drain connection at the tub leaks and should be repaired by a licensed plumber.

TUB / SHOWER BASE AND WALLS [Inspected]The visible areas of the base / walls appeared to be in serviceable condition at the time of inspection.

13. LaundryTesting of clothes washers, dryers, water valves and drains are not within the scope of this inspection. We inspect the general condition and accessibility ofthe visible water supply, drain and electric and/or gas connections and visible portions of the dryer vent. If present, laundry sink features will be inspected.

Clothes Dryer Ducting that is not permanently attached to the house is not inspected. We recommend consulting the manufacturer of your Clothes Dryerfor specific ducting requirements.

Styles & Materials

Dryer Type:Electric

Inspection Items



LAUNDRY [Inspected]The visible and accessible portions of the laundry plumbing components appeared to be in serviceable condition atthe time of inspection. Recommend steel braided washer hoses or if not present, single lever shutoff valve beinstalled at some point. This will reduce the possibility of existing rubber hose breakage, which can occur over time.For increased fire safety, recommend cleaning of lint from extended exhaust duct on a regular basis. Tracing ofdryer vent ducts behind walls, ceilings, and through insulation is not performed.

14. Septic SystemThis inspection is a visual, non-destructive inspection of the septic system. It includes a visual inspection of the waste drains and vents as well as groundsurfaces in and around the drain field. An inspection of the underground components (distribution box, laterals, etc) is not performed during this inspection.The approval of the septic system is not meant to, nor does it imply a guarantee of future performance. This inspection is limited to revealing visualoverflows, odors, and backups. The longer a system remains unused, the more difficult an accurate evaluation becomes.

Styles & Materials

Type of System:Conventional

Location of System:West Side

Septic Tank Access Provided:Yes, Tank Lid

Septic Tank Construction:Concrete

Property Occupied:No

Number of Bedrooms:Three

Clearance from Well:At least 50 feet

Evaluation Method:Load Test With level observation

Water/Dye Introduction:ToiletTubSink

Effluent Rise in Tank:No

Drainage Functional:Yes

Inspection ItemsCONVENTIONS

For your convenience, the following conventions have been used in this report.

Satisfactory : The System appears to be operating, no visible evidence of significant problems was observed.

Satisfactory With Concerns : The System appears to be operating however some repairs and/or maintenance isrecommended.

Unsatisfactory : The System is not operating as intended or needs repair(s).

Further Evaluation Needed: System was not able to be tested/inspected to our satisfaction. A septic contractorshould be consulted.

This inspection is a visual, non-destructive inspection of the septic system. It includes a visual inspection of thewaste drains and vents as well as ground surfaces in and around the drain field. An inspection of the undergroundcomponents is not performed during this inspection. The approval of the septic system is not meant to, nor does itimply a guarantee of future performance. This inspection is limited to revealing visual overflows, odors, andbackups. The longer a system remains unused, the more difficult an accurate evaluation becomes.

VISIBLE INSPECTION OF INSIDE TANKThe visible and accessible areas of the treatment tank inlet baffle appeared to be in serviceable condition at thetime of the inspection.

The visible and accessible areas of the treatment tank outlet baffle appeared to be in serviceable condition at thetime of the inspection.



ABSORPTION AREAThe absorption area appeared to be in serviceable condition at the time of the inspection.

CESS POOL OR SEEPAGE PITThe liquid level is below the inlet pipe invert and there is more than 24 hours worth of storage capacity left in thecesspool / seepage pit.

OVERALL EVALUATIONSatisfactory

Prepared Using HomeGauge http://www.homegauge.com : Licensed To BPG Inspection Services



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