A thru Z Inspections Sample Report 2010

HOME INSPECTION REPORT

Prepared for the exclusive use of:

Your NameAmerican Fork, Utah 84003

Inspection Date: July 12, 2008

A thru Z Inspections, LLC, 82 North 800 East, American Fork, Utah 84003 801-592-2757

POSITIVE ASPECTSIn the opinion of the inspector, these noted items are either of a better quality or above the norm for what wasexpected to be found in homes of similar construction, age, or price range. These items may benefit the owner incomfort and or value.

SITEUtility Services:Electric Service: Underground.

Cable Television Service: Underground.

Telephone Service: Underground.

STRUCTURALStructural:Outside Entry Doors: Satisfactory - The outside entry door(s) is satisfactory as noted from the exterior. There is a deadboltinstalled on the entry door, and it is operational. This is a recommended safety feature.

HEATING, VENTILATION & AIR CONDITIONINGHeating Unit # 1:Thermostat Condition: Good - Electronic thermostat controls for central heating and air conditioning are installed. Automaticcontrols were not tested or overridden.

ELECTRICAL SYSTEMSPrimary Power SourceService/Entrance/Meter: Underground/Good - Underground service to the structure is desirable for safety and appearance. Contact the utility company to mark the location of underground cable before digging.

PLUMBING SYSTEMPlumbing:Lawn Sprinkler System: There is a lawn sprinkler system installed. The sprinklers were tested using normal operating controls andis functioning as intended. The scope of this inspection does not cover whether or not the sprinkler headsare adjusted for adequate coverage or cycle time.

GARAGEGarageOutside Entry Door: The outside entry door to the garage is satisfactory. Steel door, There is an operational deadbolt installedon the entry door. This is a recommended safety feature.

A thru Z Inspections, LLC Summary Pg. 1 of 4

DEFICIENCIES NOTEDIn the opinion of the inspector, these noted items are not in a satisfactory condition. They are either incorrectlyinstalled according to the manufacturers installation instructions, not functioning as intended, operating in anunsafe manner, or near the end of their economic life. Repair or replacement is recommended to achieveintended design performance. Failure to take the necessary action relatively soon could result in failure of thecomponent or system and may affect the habitability of the structure. Safety related items need immediateattention.

Other than certain critical deficiencies or life threatening situations, it is generally not possible for the inspector torank these deficiencies in terms of importance. What is critical to one individual may not be important to another. It is up to you, with the assistance of your professional REALTOR or other advisors, to determine what action (ifany) needs to be taken prior to closing, in relation to the terms of your contract.

This listing is only a portion of the full report. Do not take any action until you have read, understand, andconsidered the contents and meaning of the full report. Do not hesitate to obtain a second opinion of any of theitems listed here or noted in the body of the report.

Action Necessary

FoundationInterior View of BasementEvidence of Water Entry in the Basement Noted: Action Necessary - There is evidence of water entry or damage in the basement level. Verify throughthe Sellers Disclosure Statement to determine if this is an ongoing problem or an isolated incident.

STRUCTURALStructural:Condition of Painted Surfaces: Action Necessary - Portions of the exterior finish or painted surfaces are in a condition that calls forrefinishing. Delay will cause further deterioration of the siding material. The door jams at all exterior doorsneed paint. The trim on the garage side door may need to be replaced due to the deteriorated condition itis in.

OTHER LIVING SPACESFront Entry and Main Hallway:Upper Level Smoke Detector: Action Necessary - There is a nonworking smoke detector in the second level hallway. For safetyconsiderations, it needs to be repaired or replaced immediately.

Action Needed

FoundationFoundationVisible Foundation Wall Cracks Noted From Exterior: Yes - Cracking in the vertical foundation walls was noted from the exterior. Cracks less than 1/4 inch werenoted in the foundation walls. This condition does not yet warrant further investigation provided themovement is not recent or does not show differential movement. If future movement is noted or thecracks grow, then further investigation by a professional structural engineer and/or a licensed qualifiedfoundation contractor will be needed to determine the cause and course of action. It appears that thiscrack has been caused by the expansion and contraction of the door jam that is nailed into it. The door


jam has been getting wet and then drying out and pulling away, which has caused the corner to break.Recommend sealing the door jam and then using a concrete caulk on this crack to keep it in place.

Interior View of BasementBasement Windows: There are basement level windows. The installed windows are below grade, but they are installed in wellsthat should minimize the probability of water leakage. There is evidence of leakage from at least onewindow. Check with the current owner for further information to determine the cause and frrequency ofthe leakage. It appears that water from the sprinklers and/or rain has been getting in around the windowsthen following the expansion crack down. Recommend caulking around the exterior part of the windowframes and re-direct all sprinklers away from the windows.

STRUCTURALStructural:Window Condition: Attention Needed - There is at least one window that needs attention given to the glazing, framing, orcaulking.

Structural Caulking: Attention Needed - Several spots around the structure were noted that need to be caulked. Caulkshould be applied to areas where brick and wood siding meet, trim around window frames or doors, andpiping and service penetrations. Also, any cracks that allow moisture or wind entry should be caulked toprevent deterioration.

Deck, Porch or Balcony:Condition of Wood Materials: Attention Needed - The wood materials used in the deck need some repair or replacement. The wholedeck, including the stairs and posts, are in need of a wood sealant or stain. Failure to treat this deck willlead to the continued deterioration of it.

Deck, Porch, or Balcony Flooring Material: Attention Needed - The decking materials need some repair to function as intended.

HEATING, VENTILATION & AIR CONDITIONINGAir Conditioning Unit # 1:Insulation Wrap on the Suction Line: Attention Needed - The insulation wrap on the suction line to the condenser/compressor is in need ofattention due to deteriorated or missing insulation. Recommend replacing all of the insulation on thissuction line. It is dry and brittle and is not as efficient as it could be. There is also a small section missinginsulation.

BATHROOMAll BathroomsCaulking/Water Contract Areas: Attention Needed - The caulking in the water contact areas appears to need attention. Damage mayresult if not corrected. The upstairs bathroom needs caulking around the perimeter at the baseboards andfloor. This will keep any water leakage from getting into the wall cavity and from going down the first floorceiling, staining it. This same recommendation will apply to the first floor bathrooms once the basement iscomplete.

Areas of Concern

HEATING, VENTILATION & AIR CONDITIONING


Heating Unit # 1:Unit Tested: No - The heating unit was not tested because the unit was shut down. The inspector may not activate asystem that has been disconnected or does not activate using normal controls. No further liability isaccepted for performance of the heating system. The gas was shut off at the meter. Recommend askingthe seller to write in the disclosure statement that the furnace works. This will protect you, the buyer, incase there is any issue once you have the gas turned on. I also recommend that you test the unit as soonas you get the gas turned on. Just turn the thermostate to heat and raise the temperature until it kicks on.Then let it run for about five minutes and walk around feeling the air coming out of the vents. If you have athermometer, the temperature should be around 100+ degrees at the register.

PLUMBING SYSTEMWater HeaterWater Heater Insulation Jacket: No, Recommended - An insulation blanket wrap for the water heater is suggested. Up to 50% of theenergy for the water heater is used to replace standby losses, of which 10 - 25% are at the tank.


HOME CONDITION REPORTTable of Contents

INSPECTION CONDITIONS 1

SITE 2

Foundation 4

ROOF & ATTIC 7

STRUCTURAL 8

HEATING, VENTILATION & AIR CONDITIONING 12

ELECTRICAL SYSTEMS 14

PLUMBING SYSTEM 16

KITCHEN 18

LAUNDRY 19

OTHER LIVING SPACES 20

BATHROOM 21

BEDROOM 22

GARAGE 23

A thru Z Inspections, LLC Pg. 1 of 24

INSPECTION CONDITIONSCLIENT & SITE INFORMATION:

REPORT NAME: No name.INSPECTIONDATE: July 12, 2008.INSPECTIONAPPOINTMENTTIME: 4:00.CLIENT NAME: No name.MAILINGADDRESSCURRENTLY: 82 North 800 East.CLIENT CITY/STATE/ZIP: American Fork, Utah 84003.CLIENT PHONE#: 555-1212.INSPECTIONSITE CITY/STATE/ZIP: American Fork, Utah 84003.

CLIMATIC CONDITIONS:INSPECTION DAYWEATHER: Clear.TEMPERATUREAT TIME OFINSPECTION: 90's.HOW LONGSINCE LASTMEASURABLERAIN: Unusually dry weather.SOILCONDITIONS: Dry.

BUILDING CHARACTERISTICS:ESTIMATED AGEOF HOUSE: 1999.BUILDING TYPE: Single family.STORIES: 2.SPACE BELOWGRADE: Basement.

UTILITY SERVICES:WATER SOURCE: Public.SEWAGEDISPOSAL: Public.


UTILITIESSTATUS: Gas service off at time of inspection.

OTHER INFORMATION:AREA: City.HOUSEOCCUPIED? No.CLIENTPRESENTDURINGINSPECTION: Yes.PEOPLEPRESENTDURINGINSPECTION: Purchaser.

PAYMENT INFORMATION:TOTAL FEE: $335.00.PAID BY: Check.

SITESite:

House faces: The front of the house faces North.Style of House: Two Story.Approximate LotSize: The lot appears to be of an average size for the area.Site Drainage: Satisfactory - The lot appears to have adequate drainage to prevent water from

ponding.Bushes andShrubsCondition: Satisfactory - The shrubs and/or bushes have a good appearance.Trees Condition: Satisfactory - The trees on the site all appear to be alive and in acceptable

condition.

Gas valve off at meter


Paving Condition:Driveway PavingMaterial: Concrete. DrivewayCondition: Satisfactory - The driveway surface material is in satisfactory condition with only

normal deterioration noted.Walkways andStoop Materials: Concrete.WalkwayCondition: Satisfactory - The walkway surface material is in satisfactory condition with only

normal deterioration noted.

Utility Services:Water Source: City. Water MeterLocation: Front yard several feet in from the street.Electric Service: Underground.Electric ServiceCondition: Satisfactory - The underground service appears adequate.

Cable TelevisionService: Underground.TelephoneService: Underground. Cable Television,TelephoneGrounding WireVerified: Yes - The cable television and/or the telephone service lines appear to be

grounded.Fuel Source: Natural gas is provided by a regulated service company or utility.Sewage DisposalSystem: Sewers.

Gas Services:Gas-firedEquipmentInstalled: Furnace. Water heater. There is also a gas starter in the fireplace or a gas log

fireplace.Location ofMeter: Right side of the house.Type of GasSupply: Natural Gas.Gas Appliancesin Garage Area?: None installed in the garage area.Gas Line PrimaryPiping Material: Black Iron Pipe.


PipingInstallation -Routing -Shutoffs -Hangers -Supports: Satisfactory - Gas supply piping as installed appears adequate.Gas Odors Noted: No.Vents NotedFrom Roof View: There is at least one gas-fired vent stack through the roofline.

FoundationFoundation

Type ofFoundation: Walkout Basement Foundation - Refers to a basement with foundation walls tall

enough to have living space and at least one exposed wall with access to theexterior at ground level.

FoundationMaterials: Poured in place concrete, 8 inches or more thick.Visible Portionsof ExteriorFoundationWalls: The exterior view of the foundation is limited to the portions visible above grade.

Only about 25% to 50% of the foundation was visible. VisibleFoundation WallCracks NotedFrom Exterior: Yes - Cracking in the vertical foundation walls

was noted from the exterior. Cracks less than 1/4 inch were noted in the foundation walls. Thiscondition does not yet warrant furtherinvestigation provided the movement is notrecent or does not show differential movement.If future movement is noted or the cracks grow,then further investigation by a professionalstructural engineer and/or a licensed qualifiedfoundation contractor will be needed todetermine the cause and course of action. It appears that this crack has beencaused by the expansion and contraction of the door jam that is nailed into it.The door jam has been getting wet and then drying out and pulling away, whichhas caused the corner to break. Recommend sealing the door jam and thenusing a concrete caulk on this crack to keep it in place.

Outside garage side door

Expansion crack


Location of WallCracks andDescription: Vertical cracks were noted in at least one exterior wall. Next to garage door.Evidence ofRecentMovement: No - There is no evidence of any recent movement.PerimeterFoundationDrainage Surface: Satisfactory - The drainage around the perimeter of the foundation appears to

have adequate ground slope to remove run-off water from the immediate area.

Interior View of BasementInterior ofBasementPercentageFinished IntoLiving Space: None.Basement CeilingExposed: Most of the ceiling is open allowing visibility of the ceiling/floor joists.Sill PlatesPercentageVisible: Visibility of the sill space is limited. Only that portion that is readily visible is

commented on in this inspection. Only about 50% to 75% Foundation BoltsNoted: Yes - This inspection noted the presence of foundation bolts correctly used to

secure the framing to the foundation. There was only a random look at thesebolts or brackets, and no warranty as to their performance is given.

Percent InteriorFoundation WallExposed: Most all of the interior foundation walls are available for viewing.Conditions Notedin Exterior Walls,Interior View: Vertical cracks were noted in at least one exterior wall.Slab FoundationFloor Type: A floating slab inside the foundation is used for this structure.These SlabPenetrationsWere Noted: Plumbing stack lines pass through the slab floor. There is a floor drain installed

in the basement slab floor.Floor CracksNoted: Yes - Cracks were noted in the slab floor.

Unless otherwise noted, the cracks appeared tobe nothing more than curing cracks.

Expansion/curing cracks in floor


BasementWindows: There are basement level windows. The

installed windows are below grade, but they areinstalled in wells that should minimize theprobability of water leakage. There is evidenceof leakage from at least one window. Checkwith the current owner for further information todetermine the cause and frrequency of theleakage. It appears that water from thesprinklers and/or rain has been getting inaround the windows then following theexpansion crack down. Recommend caulking around the exterior part of thewindow frames and re-direct all sprinklers away from the windows.

Interior StairwayAccess From: Kitchen.StaircaseCondition: Satisfactory - The staircase to the basement level appears functional.Moisture onExposedBasement WallsNoted: No - There were no elevated moisture levels noted on the exposed areas of the

basement walls.Evidence ofWater Entry in theBasement Noted: Action Necessary - There is evidence of water

entry or damage in the basement level. Verifythrough the Sellers Disclosure Statement todetermine if this is an ongoing problem or anisolated incident.

Electrical Serviceto Basementlevel: Satisfactory - The electrical outlets in the basement level tested as correctly

grounded.Evidence ofInsect Infestation: No - There was no visible evidence of insect infestation on the lower level. This

inspection and inspection service is not to be held liable for any representationas to the evidence of or lack of evidence of any wood destroying insects. Thiswas only a visible inspection of the readily available areas of the basementlevel, and no areas covered by any materials such as wallboard, insulation,furniture, or stored items were included.

Expansion/curing cracks in floor

Signs of water entering the basement

Water entering the basement from window


Walkout BasementNumber ofExposed Walls: All.Drainage in Areaof Walkout: Satisfactory - The area around the walkout door appears to have adequate

drainage.Outside EntryDoors: Steel type door. A good choice for a secure entry. There is a deadbolt installed

on the entry door, and it is operational. This is a recommended safety feature.

ROOF & ATTICROOFING

Type Roof: Combination of: Gable, Hip.Roof CoveringMaterials: Asphalt composition shingles. These consist of cellulose mat, asphalt

impregnated with colored gravel on surface. Shingles are applied in horizontalrows.

Cover Layers: The roof covering on the main structure appears to be the first covering. Thenumber of layers was determined by counting the number of layers of shinglesor material at the lower edge with consideration given the starter course.

Condition of RoofCoveringMaterial: Satisfactory - The roof covering material is in a condition that is consistent with

its age and method of installation, showing no deficiency or cause for immediateconcern.

Slope: High slope is considered to be 7 in 12, or higher.Flashing: Satisfactory - The flashings around openings in the roof covering appear to be

watertight and caulked as needed.Means of RoofInspection: Binoculars were used to view the roof covering. The inspection was completed

from the ground level.Valleys: Satisfactory - The valleys appear to be in satisfactory condition. The valleys on

the roof are closed, using either overlapping or interwoven strip shingles fromboth intersecting roof lines.

Ridges: Satisfactory - The ridge covering material appears to be in satisfactorycondition.

Roof GutterSystem: The gutter system on the roof edge appears to be functional and adequately

sloped to carry the water to the downspouts. The downspouts appear to beclear and functional. Run-off water needs to flow away from the side of thehouse at least 6 feet. This will allow the run-off to get far enough away to notinterfere with the foundation.


Attic & Ventilation:Attic AccessLocation: Bedroom closet wall.AtticAccessibility: There is a wall scuttle access panel or door installed.Method ofInspection: The attic cavity was inspected by entering the area.Attic Cavity Type: Crawl Through - The attic cavity is not useable for any storage due to size,

framing, or insulation.Roof Framing: A truss system is installed in the attic cavity that is used to support the roof

decking and transmit the roof load to the exterior walls. The rafter spacing is 24inch on center.

Roof FramingCondition: Satisfactory - The roof framing appears to be in functional condition.Roof Bracing: The roof framing as installed seems adequate.Roof Decking: The roof decking material is oriented strand board sheeting.Evidence ofLeaks on Interiorof Attic: There is no evidence of current water leaks into the accessible attic spaces.Ventilation Hi/Low: Satisfactory - There appears to be adequate ventilation installed. Vents are

located both in the ridge area and low in the eaves area. There are soffit ventsinstalled. There are gable end vents installed that allow adequate ventilation.

Insulation Clearof Sheathing: There is at least 1 1/2 inches of clearance between the roof sheathing and the

insulation.Insulation Noted: Satisfactory - The attic insulation appears to be adequate and properly installed.

The following type of insulation was noted in the attic: Fiberglass. Loosebagged or blown in place. There is an average of at least 10" of insulationinstalled.

STRUCTURALStructural:

Type ofConstruction: Frame.Exterior SidingMaterials: Stucco.Siding Condition: Satisfactory - The siding is in serviceable condition.Trim Condition: Satisfactory - The trim is intact and satisfactory.Soffit/Eaves: Satisfactory - The soffit/eaves appear to be in satisfactory condition and show

only signs of normal wear.Fascia & RakeBoards: Satisfactory - The fascia and rake boards appear to be in satisfactory condition

and show only signs of normal wear.


Condition ofPainted Surfaces: Action Necessary - Portions of the exterior

finish or painted surfaces are in a condition thatcalls for refinishing. Delay will cause furtherdeterioration of the siding material. The doorjams at all exterior doors need paint. The trimon the garage side door may need to bereplaced due to the deteriorated condition it isin.

Outside EntryDoors: Satisfactory - The outside entry door(s) is satisfactory as noted from the

exterior. There is a deadbolt installed on the entry door, and it is operational.This is a recommended safety feature.

Windows Type: Double Hung.WindowCondition: Attention Needed - There is at least one

window that needs attention given to theglazing, framing, or caulking.

WindowFlashing: Satisfactory - The installed window flashing above the windows appears to be

adequate.Earth-to-WoodClearance: Satisfactory - There appears to be adequate clearance between the earth and

the wood.

Deteriorated trim and jam at garage door

Paint needed at back door

Caulking around window needed

Caulking needed


StructuralCaulking: Attention Needed - Several spots around the

structure were noted that need to be caulked.Caulk should be applied to areas where brickand wood siding meet, trim around windowframes or doors, and piping and servicepenetrations. Also, any cracks that allowmoisture or wind entry should be caulked toprevent deterioration.

Framing Type: Platform framing was the chosen style of framing.Exposed WallFramingLocation: Basement. Framingmembers sizing. The framing is 2" x 4" wood members. The visible portions of the walls are

framed with 16-inch centers.Exposed WallFramingMembersCondition: Satisfactory - The exposed wall framing members were in satisfactory condition.

The exposed percentages of wall framing members is minimal. Therefore, noassumption should be made as to the condition of the unexposed framingmembers. This is only a comment on the visible portions of the wall framing.

Exposed Floor/Ceiling FramingLocation: Basement level ceiling.Floor FramingMembers Size. The floor framing is constructed with 2" x 12" members. Manufactured floor

joists. The floor/ceiling is framed with 16-inch centers.Exposed Floor/Ceiling FramingCondition: Satisfactory - The exposed portions of the floor framing and ceiling joist

members are in satisfactory condition.Wall CoveringMaterial: The wall covering material is sheetrock.Ceiling CoveringMaterial: The predominant ceiling covering material is sheetrock.

Caulking around door jams needed

Hole in west side of house needs caulking


Deck, Porch or Balcony:There is a WoodFramed: Wood deck.Deck/Porch/BalconyMaterials: Cedar.Condition ofWood Materials: Attention Needed - The wood materials used

in the deck need some repair or replacement.The whole deck, including the stairs and posts,are in need of a wood sealant or stain. Failureto treat this deck will lead to the continueddeterioration of it.

Framing of Deck/Porch: Satisfactory - The framing of the deck or porch was done in an acceptable

manner. The deck frame is bolted to the rim joist of the structure.Deck, Porch, orBalcony FlooringMaterial: Attention Needed - The decking materials

need some repair to function as intended.

SupportingPosts: Satisfactory - The supporting posts appear to be in satisfactory condition.The FoundationMaterials: The deck support posts are set in concrete. The inspector was unable to

determine if the posts are set to the frost line.Stairs Condition: Satisfactory - The steps are in useable condition.Deck or PorchRailings: Satisfactory - The railings as installed are functional. The spacing between

balusters is 4". This was instituted as a safety issue to prevent small childrenfrom getting caught between the balusters.

Fireplace:Location ofFireplace: Family room.Fireplace Fuel: Gas - The fireplace is designed to use gas fuel only.FireboxCondition: Satisfactory - The firebox appears to be sound and useable in its current

condition.

Whole deck is in need of a sealant

Deck needs to be sealed or stained


Flue Conditionfrom Firebox: Satisfactory - The visible portions of the chimney flue appear to be satisfactory.

The inspection is limited to the visible portions of the fireplace flue. Drop light,mirrors, and smoke testing are not a part of the inspection. Visibility in the flueis limited to as little as 20 percent. If further investigation is necessary, aqualified professional chimney sweep is recommended.

Smoke Chamber: Satisfactory - The smoke chamber walls are sloped towards the flue.Spark Arrestor: Yes - There is a metal spark arrestor installed. In addition to preventing fires, it

will also keep animals and birds out of the flue.Heat Circulator: Yes, the fireplace is equipped with a gravity or fan system to circulate heat from

the fireplace into the living space. Satisfactory - The unit functioned asintended.

Insert and Wood Stoves:Flue Condition &Disclaimer: A wood burning insert is installed in a manner that makes the inspection of the

flue condition and damper presence verification nearly impossible to determine.Services of a licensed professional chimney sweep are recommended toremove, clean, determine condition, and make any needed repairs. Both awood burning stove and a wood burning insert are excluded from liability underthis inspection as this is a visual inspection; and determination of the conditionis not possible without removal and partial disassembly. Both types of unitsshould be cleaned annually due to the slow burn and lower temperaturescreated by their usage. These lower temperatures tend to produce higher levelsof creosote.

HEATING, VENTILATION & AIR CONDITIONINGAir Conditioning Unit # 1:

Type: Refrigerator/Split System. Electricity-powered.Unit/CondenserLocation: Right side of house.Unit Tested: Yes, The scope of this inspection does not include the effectiveness or

adequacy of the system.Insulation Wrapon the SuctionLine: Attention Needed - The insulation wrap on the

suction line to the condenser/compressor is inneed of attention due to deteriorated or missinginsulation. Recommend replacing all of theinsulation on this suction line. It is dry and brittleand is not as efficient as it could be. There isalso a small section missing insulation.

Condenser Clearof Obstruction: Satisfactory.

Insulation missing.


CondenserCabinet Level: Satisfactory.Condensing CoilCondition: Satisfactory - The condensing coil appears to be clean, and no blockage was

noted.ServiceDisconnect: Satisfactory - The installed service disconnect is located within sight of the

condensing coil cabinet and not more than 50 feet from the unit.Condensate Line: Satisfactory - The condensate drain line appears to be adequately installed.

Periodic checking to make sure that the line is clear will help to maintain thesystem.

Temperature atSupply Registers: 54 degrees.Temperature atReturn Registers: 73 degrees.TemperatureDifferential: Satisfactory. The desired temperature drop across the evaporator is 14 - 22

degrees F.Evidence ofMaintenance: For optimum performance, the air conditioning system should be serviced

annually prior to the cooling season. It is recommended that the filter(s) bechanged or cleaned every 30 to 45 days for best performance.

Heating Unit # 1:Heating SystemLocation: Basement. Heating SystemType: A forced air furnace is installed as the primary source of heat.Fuel Source: The fuel source is natural gas.Flue Type: The flue pipe is metal. Flue Condition: Satisfactory - The furnace/boiler flue as installed appears to be in satisfactory

condition. During this inspection it is impossible to determine the condition ofthe interior of the flue. The interior of the flue may be deteriorated, but during avisual inspection we were unable to see the interior walls.

Unit Tested: No - The heating unit was not tested because the unit was shut down. Theinspector may not activate a system that has been disconnected or does notactivate using normal controls. No further liability is accepted for performanceof the heating system. The gas was shut off at the meter. Recommend askingthe seller to write in the disclosure statement that the furnace works. This willprotect you, the buyer, in case there is any issue once you have the gas turnedon. I also recommend that you test the unit as soon as you get the gas turnedon. Just turn the thermostate to heat and raise the temperature until it kicks on.Then let it run for about five minutes and walk around feeling the air coming outof the vents. If you have a thermometer, the temperature should be around100+ degrees at the register.

Heat ExchangerInspected: Yes.Heat ExchangerInspected Via: The heat exchanger was tested by a visual inspection with the aid of a flashlight

and mirrors, and no cracks or voids were noted.


Gas-firedAppliance Flue/Vents: Satisfactory - The visible portions of the flue/vent system appear to be installed

correctly and appear to be functional.Secondary AirAdequacy: Satisfactory - Availability of secondary air for combustion and flue draft appears

to be adequate; however, no calculation was performed by the inspector.BlowerCondition: Satisfactory - The blower assembly appears to be performing as expected.Filter Type/Size: 16 x 20 x 1 disposable. Filter Condition: Satisfactory - The filter is clean and correctly installed. It is recommended that

the filter(s) be changed or cleaned every 30 to 45 days for best performance..Electronic AirCleaner Installed: No.Ducts Condition: The ductwork is enclosed and largely inaccessible. It could not be viewed

directly; however, good airflow indicates no significant leaks are present.Does eachhabitable roomhave a heatsource? Yes.AdequateReturns orUndercut Doors: Yes.ThermostatLocation: Hallway. ThermostatCondition: Good - Electronic thermostat controls for central heating and air conditioning are

installed. Automatic controls were not tested or overridden.Comments: There was saw dust in the bottom under the

burners. There was also a little bit on top of theburners. Recommend vacuuming this out. Sawdust is a combustible and should not be insidethe furnace.

ELECTRICAL SYSTEMSPrimary Power Source

Service Voltage: The incoming electrical service to this structure is 120/240 volts.Service/Entrance/Meter: Underground/Good - Underground service to the structure is desirable for safety

and appearance. Contact the utility company to mark the location ofunderground cable before digging.

Saw dust inside furnace cabinet


Main Power Panel and CircuitryMain PowerDistribution PanelLocation: Basement furnace room.Main Power PanelSize: 150 amp - The ampacity of the main power panel appears to be adequate for

the structure as presently used.Service Cable toPanel Type: Aluminum.Is PanelAccessible: Yes - The electrical panel is in a location that makes it readily accessible.Panel Condition: Satisfactory - The power panel, as a container for safely covering electrical

circuitry and components, is functioning as intended, minimizing the risk ofelectrical shock.

Main Panel Type: Breakers - The structure is equipped with a breaker type main power panel.This is the desirable type; when a breaker trips off, it can easily be reset.Caution: If a breaker is reset and trips back off, this is an indication that there isa short or weakened condition in the circuit. Call a qualified licensed electricianfor analysis of the existing problem.

Breaker/Fuse toWireCompatibility: Satisfactory - The breakers/fuses in the main power panel appear to be

appropriately matched to the circuit wire gauge.Legend Available: Yes - Identification of the breakers and the appliances or areas they control are

clearly marked. This inspection does not verify the accuracy of this legend.Panel CoverRemoved: Yes.Condition ofWiring in Panel: Satisfactory - Electrical circuitry wiring in the panel appears neatly arranged with

no unallowable splices.Feeder andCircuit WiringType: Copper - The structure is wired using plastic insulated copper single conductor

cables commonly referred to as Romex.Circuit WiringCondition: Satisfactory - The exposed wiring appears to be in satisfactory condition

including connections, routing, fasteners, and insulation.Ground FaultProtectedOutlets: . At all locations needed - This structure is adequately protected by using

Ground Fault Circuit Interrupt outlets at all locations within 6' of a water sourceand any of these locations: all outside outlets, in the garage, and in anunfinished basement. Ground fault protection is provided using breakers in themain panel. When the circuit is interrupted, resetting must be done at the mainpanel. Ground fault protection is provided by use of interrupt resets at theoutlets rather than the main panel.

Main ServiceGround Verified: Yes - The main service ground wire was located by the inspector. Copper wire

was noted. The grounding conductor to the water service line was noted, and itis correctly connected to the street side of the main water line.


Wire Protection/Routing: Satisfactory - Visible wiring appears to be installed in an acceptable manner.Smoke Detectors: Yes - The structure is equipped with functioning smoke or heat detectors. They

should be tested periodically in accordance with the manufacturer'sspecifications. This does not imply that there is adequate coverage by theexisting detector(s). The installed smoke detector(s) are wired into the electricalsystem. If a hardwired smoke detector is installed, be sure it is a battery backuptype or install a battery backup type as a safety, in case power goes off beforethe alarm sounds.

Doorbell : Yes - At least one exterior door has a working doorbell.Exterior Lighting: Satisfactory - The exterior lighting appears functional. Also, this is a benefit for

security.

PLUMBING SYSTEMPlumbing:

Water Source: City/Municipal.Plumbing ServicePiping Size toStructure: 3/4" water service line from the meter to the main cutoff.Public ServicePiping Material: The main service line to the structure is copper.Main Water LineCutoff Location: Basement level wall.Visible MineralDeposits orEncrustations: No.Interior SupplyPiping Size: The interior water supply piping is 3/4" indiameter. It then reduces to 1/2" or 3/8"

risers.Interior SupplyPiping Material: The interior supply piping in the structure is predominantly copper.Water Pressure: Water pressure was checked at an exterior hose bib. Water pressure from 40

to 80 pounds per square inch is considered within normal/acceptable range.Exterior HoseBibs Functional: Satisfactory - The exterior hose bib(s) appeared to function normally. There is a

backflow preventer valve installed. This inspection does not determine if itfunctions as intended.

FunctionalSupply: Satisfactory - By testing multiple fixtures at one time, functional flow of the water

supply was verified.Leaks in theSupply PipingNoted: No.Sewage DisposalType: Public Sewer System.


Waste LineMaterials The predominant waste line material is plastic.Waste PipingCondition: Satisfactory - The visible plumbing waste piping appears functional.Vent PipingMaterial The vent material, as it passes through the roof, is plastic.Vent PipingCondition: Satisfactory - The visible plumbing vent piping appears functional.Supply/WastePiping Supports: Satisfactory - The tie straps and hangers supporting supply and waste piping

appear adequate.FunctionalDrainage: Yes - Functional drainage has been verified. Water drained from a random

sample of fixtures or drains flows at a rate faster than was supplied.ObjectionableOdors Noted: No.Location ofWaste LineCleanouts: Base of the stack(s) in basement level.Location of NotedFloor Drains: Furnace area.Floor DrainsFunctional: Floor drains were not flood tested. Be sure to keep enough water in the trap to

prevent unwanted gases from entering the room.Sewage PumpInstalled: No.Lawn SprinklerSystem: There is a lawn sprinkler system installed. The sprinklers were tested using

normal operating controls and is functioning as intended. The scope of thisinspection does not cover whether or not the sprinkler heads are adjusted foradequate coverage or cycle time.

Water HeaterLocation: Basement. Tank Capacity: A 50 gallon water heater is installed and is recommended for a large family or a

home with a spa tub.Fuel Source forWater Heater: The water heater is gas-fired.Exposed WaterHeater Condition: Satisfactory - It shows some age, but it appears sound.Firebox Condition The underside of the tank appears to be in normal condition in relation to its

age.Drip Leg Installedfor Natural Gas-Fired Unit: Yes - There is a drip leg installed on the incoming gas line to the water heater.Gas Valve: Satisfactory - There is a gas valve cutoff installed adjacent to the hot water tank.Flue/ExhaustPipe Condition: Satisfactory - The exhaust flue appears to be correctly installed. The exhaust

flue pipe is metal.


Water PipingCondition: Satisfactory - The incoming and output piping is installed correctly.Water Heater FillValve Installed: Yes - There is a fill valve installed on the incoming water line. This valve can be

used to cut off the water supply to the water heater.TemperatureControls: Satisfactory - The thermostat and temperature controls appear to function

normally.Drain Valve: Yes - There is a drain valve installed on the lower side of the water heater.Temperature &Pressure ReliefValve: Satisfactory - The temperature and pressure relief valve is of the correct rating

for the water heater.Safety OverflowPipe: Satisfactory - The overflow pipe is correctly installed.EarthquakeStraps: Yes.Water HeaterInsulation Jacket: No, Recommended - An insulation blanket wrap for the water heater is

suggested. Up to 50% of the energy for the water heater is used to replacestandby losses, of which 10 - 25% are at the tank.

KITCHENKitchen

Location: Main level rear of house.Windows: Satisfactory - The windows and associated hardware in the kitchen are

satisfactory.Walls/Ceilings: Satisfactory - The walls and ceilings in the kitchen appear to be satisfactory.Floor: Satisfactory - The flooring in the kitchen is satisfactory. The floor covering

material is wood.Lighting: Satisfactory - The ceiling lights in the kitchen are in satisfactory condition.Electrical Outlets: Satisfactory - There is a Ground Fault Circuit Interrupt outlet installed and

functional above the kitchen countertop. It is in the area within reach of thesink.

Countertops: Satisfactory - The countertops in the kitchen are satisfactory.Cabinets,Drawers, andDoors: Satisfactory - The cabinets, doors, and drawers are satisfactory in both

appearance and function.Faucet andSupply Lines: Satisfactory - Faucets and supply lines appear satisfactory with no leaks noted.

There are shutoffs installed for both hot and cold water pipes under the basin.Sink and DrainLines: Satisfactory - The sink and drainage lines appear to be satisfactory.


Caulking WaterContact Areas: Satisfactory - The caulking in water contact areas appears to be satisfactory.Food WasteDisposal: Satisfactory - The food waste disposal appears to be functional. No food was

ground up in this inspection. The inspector was unable to determine if the unitwill grind food waste adequately.

Dishwasher: The dishwasher was tested on one cycle, and it appeared to function normally.This dishwasher is a multi-cycle unit, but only one cycle was tested. This doesnot imply that the other cycles also work, nor does it imply that the dishwasherwill clean the dishes to your requirements.

Range Hood: Satisfactory - The range hood and exhaust fan appeared to work correctly onone or both speeds. There is a filter installed, and it will require periodiccleaning.

Range/Oven FuelSource: Electric - There is a 220-volt hookup for an electric range/oven.Range/Oven: Free Standing - There is a removable range/oven installed. It appeared to

function correctly at the inspection. The timers and temperature settings werenot tested and are not a part of this inspection.

Microwave Oven: Built-in - There is a built-in microwave oven. The unit was tested by heating acup of water. The unit functioned as intended.

Refrigerator: Yes - There is a refrigerator installed. The inspection does not include anynonpermanently installed appliances or fixtures.

Water ForRefrigerator: There is no water source for the refrigerator.Heat Source: Satisfactory - There is a heat register in this room.

LAUNDRYLAUNDRY

Location: Kitchen. Entry Door: Satisfactory - The entry door to the laundry room is functional.Walls/Ceilings: Satisfactory - The walls and ceiling in the laundry room appear to be

satisfactory.Floor: Satisfactory - The floor coverings are in satisfactory condition. The floor

covering material is ceramic or glazed tile.Electrical Outlets: Satisfactory - The outlet tested in the laundry room is correctly wired and

grounded.Lighting: Satisfactory - Lighting in the laundry is adequate.Washer Hookup: There is a connection box installed in the wall with both hot and cold water and

a drain pipe. The drain pipe was not flood tested.Dryer Hookup: Yes - There is a 220-volt outlet provided for an electric dryer. If you intend to

use a gas clothes dryer, you will need to have a gas line installed.Dryer Ventilation: Satisfactory - The dryer ventilation as installed appears adequate. The vent

hood outside is clean, and the flapper is functional.


Area Ventilation: Satisfactory - The area ventilation seems adequate.

OTHER LIVING SPACESFront Entry and Main Hallway:

Front Entry Door: Satisfactory - The main entry door to the structure is in functional condition.There is a deadbolt installed on the main entry door, and it is operational. Thisis a recommended safety feature.

Entry Floor: Satisfactory - The entry floor material is in satisfactory condition. The floorcovering material is wood.

Main Hallway: Satisfactory - The main hallway walls and floor are in satisfactory condition.Smoke Detector: Yes.Main Staircase: Satisfactory - The main staircase is appropriately installed. There is a handrail

installed. The staircase is adequately lighted.Upper LevelHallway: Satisfactory - The upper level hallway walls and floor are in satisfactory

condition.Upper LevelSmoke Detector: Action Necessary - There is a nonworking

smoke detector in the second level hallway.For safety considerations, it needs to berepaired or replaced immediately.

Living Room:Location: North.Walls: Satisfactory - The walls and ceiling in this room appear to be satisfactory.Floor: Satisfactory - The floor in this room is in satisfactory condition.Windows: Satisfactory - The windows and associated hardware in this room are all

satisfactory.Electrical Outlets: Satisfactory - The outlets tested in this room are correctly wired and grounded.TelephoneAccess or Jack: Yes - There is a telephone jack installed in this room. It may or may not be

functional.Cable TV: Yes, Jack - There is a television jack installed in this room. The cable company

must activate it. The jack was not tested for quality of performance.Heat SourceNoted: There is a heat source in this room. No comment is made as to the amount of

air or temperature coming from the supply vent.

Smoke detector missing. Needs replacment


Family Room:Location: East.Outside EntryDoor: Satisfactory - The outside entry door to this room is satisfactory. Deadbolts Yes -

There is a deadbolt installed on the entry door, and it is operational. This is arecommended safety feature.

Walls/Ceiling: Satisfactory - The walls and ceiling in this room appear to be satisfactory.Ceiling Fan: Satisfactory - There is a ceiling fan installed in this room, and it appears to be

functional.Floor: Satisfactory - The floor in this room is in satisfactory condition. The floor

covering material is wood.Windows: Satisfactory - The windows and associated hardware in this room are all

satisfactory.Electrical Outlets: Satisfactory - The outlets tested in this room are correctly wired and grounded.TelephoneAccess or Jack: Yes - There is a telephone jack installed in this room. It may or may not be

functional.Cable TV: Yes, Jack - There is a television cable jack installed in this room. The cable

company must activate it. The jack was not tested for quality of performance.Heat SourceNoted: There is a heat source in this room. No comment is made as to the amount of

air or temperature coming from the supply vent.Fireplace: Yes - There is a fireplace in this room. It has a satisfactory visual appearance.

There was an inspection completed on the fireplace. It is under the StructuralSection.

BATHROOMAll Bathrooms

Entry Door: Satisfactory - The entry door to the bathroom is as I expected, and it isfunctional.

Walls/Ceiling: Satisfactory - The walls and ceiling in the bathrooms are satisfactory.Windows: Satisfactory - The windows and associated hardware in the bathrooms are all

satisfactory.Floor: Satisfactory - The flooring in the bathroom is satisfactory.Lighting: Satisfactory - The ceiling light and fixture in the bathrooms are in satisfactory

condition.Ventilation Fans: Satisfactory - There is an exhaust fan installed in the bathroom, and it is

performing satisfactorily.Ground FaultInterrupt Outlets: Satisfactory - There is a functional Ground Fault Circuit Interrupt outlet installed

in the area of the bathroom vanity.Light Switch: Satisfactory - The light switch is satisfactory.Vanity Cabinet: Satisfactory - The vanity cabinet and top in the bathrooms are satisfactory.


Basin and DrainFixture: Satisfactory - The basin and drainage fixture appears to be satisfactory.Faucet andSupply Lines: Satisfactory - Faucets and supply lines appear satisfactory. There are shutoffs

installed for both hot and cold water pipes under the basin.Toilet Condition Satisfactory - The toilet in this bathroom appears to be functional.Tub: There is a spa tub installed. The tub was filled with water and the jets activated

to observe for proper action. The tub appeared to function properly.Tub Mixing Valve& Stopper: Satisfactory - Tub mixing valve and tub unit are in satisfactory condition.Shower/ShowerHead and MixingValves: Satisfactory - The shower, shower head, and mixing valves are all performing

as required.Tub & ShowerWalls: Satisfactory - The walls appear to be in satisfactory condition.Tub/ShowerDrain: Satisfactory - The tub/shower appears to drain at an acceptable rate.Caulking/WaterContract Areas: Attention Needed - The caulking in the water

contact areas appears to need attention.Damage may result if not corrected. Theupstairs bathroom needs caulking around theperimeter at the baseboards and floor. This willkeep any water leakage from getting into thewall cavity and from going down the first floorceiling, staining it. This same recommendationwill apply to the first floor bathrooms once thebasement is complete.

Heat Source: Satisfactory - There is a heat source in this room.

BEDROOMAll Bedrooms:

Entry Doors: Satisfactory - The entry door on the bedrooms is as I expected, and it isfunctional.

Closet: Satisfactory - The closet is functional and of average size.Walls/Ceiling: Satisfactory - The walls and ceiling in the bedroom appear to be satisfactory.Light and LightSwitch. Satisfactory - The light and light switch were functional at the time of the

inspection.Ceiling Fans: Satisfactory - There is a ceiling fan installed in the bedroom. It appears to be

functional.Floor: Satisfactory - The floors are in satisfactory condition. The floor covering

material is carpet.

Caulking needed at wall


Windows: Satisfactory - The windows and associated hardware in the bedrooms are allsatisfactory.

Electrical Outlets: Satisfactory - The outlets tested in the bedrooms are correctly wired andgrounded.

TelephoneAccess or Jack: Yes - There is a telephone jack installed in this bedroom. It may or may not be

functional.Cable TV: Yes, Jack - There is a television jack installed in this bedroom. The cable

company must activate it. The jack was not tested for quality of performance.Heat SourceNoted: There is a heat source to these rooms. There is no comment as to the amount

of air or temperature coming from the supply vent.Smoke Detector: Yes.

GARAGEGarage

Garage Type The garage is attached.Size of Garage: Two car garage.Number ofOverhead Doors There is a single overhead door.Overhead Doorand HardwareCondition: Satisfactory - The overhead door is in satisfactory condition, and it is functional.AutomaticOverhead DoorOpener: The overhead door opener appears to function appropriately.Safety ReverseSwitch on theAutomaticOpener: Yes - The door opener is equipped with an automatic reverse safety switch.Outside EntryDoor: The outside entry door to the garage is satisfactory. Steel door, There is an

operational deadbolt installed on the entry door. This is a recommended safetyfeature.

Floor Condition: Satisfactory - The garage floor is in satisfactory condition.Fire RatedCeiling: Yes - There appears to be a fire rated separation between the garage ceiling

and the living areas above.Fire Rated EntryDoor toStructure: Yes - There is a fire rated door separating the garage from the living areas of

the house.GarageFoundation: Satisfactory - The visible portions of the foundation under the garage appear to

be functional.


Stairs from houseto garage: Satisfact Satisfactory- The steps appear to be in good condition.Garage RoofCondition: Attached to the house.Electric Serviceto Garage: Satisfactory - The electrical outlets in the garage tested as correctly grounded.

Date post:	16-Apr-2017
Category:	Real Estate
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