Inside Out Home InspectionsProperty Inspection Report

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Anywhere , USAInspection prepared for: John Doe & Jane Doe

Date of Inspection: 5/10/2014

Inspector: Lucas SargentPO Box 514, Tioga, PA 16946

Phone: 570 787 3298Email: l-sargent@hotmail.com

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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. ElectricalGood Fair Poor N/A None

✔Observations:• Some outlets not accessible due to furniture and or stored personal items.

2. Wall ConditionGood Fair Poor N/A None

✔Materials: Drywall walls noted.Observations:• A crack in the drywall was noted above closet door in family room.

Living room. Living room

Dining room. Family Room.

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Hallway. Crack next to family room closet door.

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Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. ClosetsGood Fair Poor N/A None

✔Observations:• The closet door was missing in master bedroom.

Missing closet door in master bedroom.2. ElectricalGood Fair Poor N/A None

✔Observations:• The majority of grounded receptacles , were tested and found to be wiredcorrectly.• Bedroom Number #1 was missing bulb in light fixture, and could not betested.

Bedroom #1 light has no bulb

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3. Smoke DetectorsGood Fair Poor N/A None

✔Observations:• There are smoke detectors hard wired in and connected to each other,butthey were not functional at the time of the inspection- they may need to bereplaced.

Bedroom smoke detectors did not respond to testing.4. Wall ConditionGood Fair Poor N/A None

✔Materials: Drywall walls noted.

Master bedroom Bedroom #1

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Bedroom #2.

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Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. LocationsLocations: Master Bathroom • Main Floor Bathroom

2. Ceiling ConditionGood Fair Poor N/A None

✔Materials: There are drywall ceilings noted.

Hallway bathroom Hallway bathroom3. CountersGood Fair Poor N/A None

✔Observations:• Plastic laminate tops noted.• No discrepancies noted.

Master bath.

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4. GFCIGood Fair Poor N/A None

✔Observations:• GFCI did not respond to test, suggest replacing for safety.

Hallway bathroom receptacle showed open ground and no GFCI protection5. Exhaust FanGood Fair Poor N/A None

✔Observations:• Exhaust fan in master bath was noisy.

6. ToiletsGood Fair Poor N/A None

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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. CabinetsGood Fair Poor N/A None

✔Observations:• No deficiencies observed on all kitchen cabinets.

Kitchen Cabinets Kitchen Cabinets2. CountersGood Fair Poor N/A None

✔Observations:• There is normal wear noted for the age of the counter tops.

3. DishwasherGood Fair Poor N/A None

✔Observations:• Operated.• Dishwasher was operational at the time of inspection. Dishwashers mostcommonly fail internally at the pump, motor or seals. We do not disassemblethese units to inspect these components. We recommend you operate thisunit prior to closing.

4. Garbage DisposalGood Fair Poor N/A None

✔Observations:• Operated - appeared functional at time of inspection.

5. Cook top conditionGood Fair Poor N/A None

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6. SinksGood Fair Poor N/A None

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7. PlumbingGood Fair Poor N/A None

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Dishwasher drain line should have air gap or held to bottom of counter top.8. GFCIGood Fair Poor N/A None

✔Observations:• GFCI in place and operational, except where noted below.• No GFCI protection present at recepticle left of stove, suggest installingGFCI protected receptacle for safety.

Outlet next to stove lacks GFCI protection

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Laundry 1. Dryer VentGood Fair Poor N/A None

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Laundry Dryer Vent2. ElectricalGood Fair Poor N/A None

✔Observations:• Some outlets not accessible due to furniture and or stored personal items.

3. PlumbingGood Fair Poor N/A None

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Consider upgrading to metal sheathed water lines .4. Wall ConditionGood Fair Poor N/A None

✔Materials: Painted finish noted.

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Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Heater ConditionGood Fair Poor N/A None

✔Materials: The furnace is located in the basementMaterials: Gas fired boiler with hot water baseboard heat noted.Observations:• Fuel Furnace: Last service date is over one year ago, or is unable to bedetermined. Although this unit appears to be operating properly fromcontrols, there are areas which cannot be seen without specializedequipment and training. This is why furnace specialists recommend acomplete inspection annually; consider having unit inspected by certifiedHVAC technician.• The heating unit has exceeded its designed life expectancy. We make nowarranty, guarantee or estimation as to the remaining useful life of this unit.

2. Heater BaseGood Fair Poor N/A None

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Soot in furnace base.3. AC Compress ConditionGood Fair Poor N/A None

✔Compressor Type: ElectricLocation: The compressor is located on the exterior grounds.Observations:• Appeared functional at the time of inspection.• Maintenance Tip: Recommend that HVAC professional seasonally checkthe air conditioning unit, and ensure the unit is level. This can beaccomplished at the same time as the annual furnace inspection.

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AC compressor unit on south side of house. Outside shutoff for AC unit has bees nest in box,this should be removed by a professional as it is a

fire hazard.4. ThermostatsGood Fair Poor N/A None

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Thermostat in dining room. Thermostat in family room.

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Water Heater 1. BaseGood Fair Poor N/A None

✔Observations:• The water heater base is functional.

Water heater base.2. Water Heater ConditionGood Fair Poor N/A None

✔Heater Type: GasLocation: The heater is located in the basement.Observations:• The water heater is past estimated life expectancy and may need replacedat any time.• IMPROVE: A 40 gallon water heater is somewhat small for a home of thissize. Recommend installing a larger tank or tankless system when a newwater heater is needed.

3. Number Of GallonsGood Fair Poor N/A None

✔Observations:• 40 gallons

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Garage 1. Garage Door ConditionGood Fair Poor N/A None

✔Materials: Two - single 7', steel panel, sectional roll-up doors.

Garage door opener fails to operate.2. Garage Door PartsGood Fair Poor N/A None

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Garage door opener by garage door.3. Garage Opener StatusGood Fair Poor N/A None

✔Observations:• Chain drive opener noted.• Garage vehicle door opener on left appears to be disconnected, damagedor otherwise inoperable. Have evaluated and repaired.

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Electrical 1. Electrical PanelGood Fair Poor N/A None

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Electrical Electrical Panel Electrical Electrical Panel2. Main Amp BreakerGood Fair Poor N/A None

✔Observations:• 200 amp

3. Cable FeedsGood Fair Poor N/A None

✔Observations:• There is an underground service lateral noted.

4. BreakersGood Fair Poor N/A None

✔Materials: Copper non-metallic sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.

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Roof 1. Roof ConditionGood Fair Poor N/A None

✔Materials: Asphalt shingles noted.Observations:• Roof appeared in good condition for its age.

Roof ridge Roof boot has begun to deteriorate and should bemonitored.

Furnace / water heater type B vent with cap. Front porch roof has organic material and shouldbe cleaned.

2. GutterGood Fair Poor N/A None

✔Observations:• Make sure all downspouts are connected and routed to discharge awayfrom the homes foundation, this will reduce the potential for water to seepinto the basement.• Make sure to periodically check and clean out debris from gutters to keep itflowing well when it rains. If it clogs, it will over flow, and may potentiallycause roof leaks.

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Attic 1. AccessGood Fair Poor N/A None

✔Observations:• Scuttle Hole located in:• Garage ceiling.

2. VentilationGood Fair Poor N/A None

✔Observations:• Under eave soffit inlet vents noted.• Ridge exhaust venting noted.

3. ElectricalGood Fair Poor N/A None

✔Observations:• Electrical Box Covers missing or damaged, which is a potential shock orelectrocution hazard.

Switch plate cover missing on attic switch. Attic insulation and ductwork.

Open junction box in attic.

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4. Insulation ConditionGood Fair Poor N/A None

✔Materials: Blown in cellulose insulation noted.Depth: Insulation averages 3 to 4 inches. Recommend installing more.

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Exterior Areas 1. DoorsGood Fair Poor N/A None

✔Observations:• Appeared in functional and in satisfactory condition, at time of inspection.

2. Window ConditionGood Fair Poor N/A None

✔Observations:• No major system safety or function concerns noted at time of inspection.• Some window screens missing. Check with seller to determine if they areon the property.

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Grounds 1. GradingGood Fair Poor N/A None

✔Observations:• The exterior drainage is generally away from foundation -- except at kitchenfoundation in rear of house.

Slope appears to run toward house on the west side addition.2. Vegetation ObservationsGood Fair Poor N/A None

✔Observations:• Prune or remove any plants that are in contact or proximity to home toeliminate pathways of wood destroying insects.

Shrugs should be trimmed away from siding. Shrugs should be trimmed away from siding.

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3. Patio and Porch DeckGood Fair Poor N/A None

✔Observations:• MAINTENANCE: Whether treated or not, it is important to keep a wooddeck surface free of all forms of fungal growth and debris that retainsmoisture and will cause the deck to eventually rot. Recommend cleaning andresealing the deck annually. Cleaning can be accomplished by scrubbing thedeck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP)deck wash and then rinsing with a pressure washer. Finally, a wood deckshould be recoated with a high quality deck sealant.

Grounds Patio and Porch Deck4. Stairs & HandrailGood Fair Poor N/A None

✔Observations:• Although railings are not required with drop-offs less than 30" above grade -consider your own personal needs and those of your family and guests. Bytoday's standards, balusters (spindles) at decks and steps should be spacedno more than 4" apart for the safety of small children,

5. Grounds ElectricalGood Fair Poor N/A None

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Electric meter on south side of house. Missing bulb on west side motion light.6. Main Gas Valve ConditionGood Fair Poor N/A None

✔Materials: South side.Observations:• Meter located at exterior. All gas appliances have cut-off valves in line ateach unit. No gas odors detected.

Grounds Main Gas Valve Condition7. PlumbingGood Fair Poor N/A None

✔Observations:• Septic system noted. Client is advised to seek the services of a specialistin evaluating this system.

• Rear water spigot has low water pressure, and water appears dirty

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Outside spigot has very low water pressure.8. Patio and Porch ConditionGood Fair Poor N/A None

✔Observations:• Concrete was cracking on front patio step.

Front porch concrete has begun chipping.

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Basement/Crawlspace 1. WallsGood Fair Poor N/A None

✔Materials: Combination Basement and Crawlspace

Minor crack in basement wall2. InsulationGood Fair Poor N/A None

✔Observations:• Some insulation in crawl space floor under kitcken was missing.

Missing insulation in crawlspace. Crawlspace insulation.3. Plumbing MaterialsGood Fair Poor N/A None

✔Observations:• Copper

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Main water shutoff in basement at bottom of steps.4. AccessGood Fair Poor N/A None

✔Materials: Interior stairway noted.

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.BedroomsPage 3 Item: 1 Closets • The closet door was missing in master bedroom.Page 4 Item: 3 Smoke Detectors • There are smoke detectors hard wired in and connected to

each other,but they were not functional at the time of theinspection- they may need to be replaced.

BathroomPage 7 Item: 4 GFCI • GFCI did not respond to test, suggest replacing for safety.KitchenPage 9 Item: 8 GFCI • No GFCI protection present at recepticle left of stove,

suggest installing GFCI protected receptacle for safety.GaragePage 14 Item: 3 Garage Opener

Status• Garage vehicle door opener on left appears to bedisconnected, damaged or otherwise inoperable. Haveevaluated and repaired.

AtticPage 17 Item: 3 Electrical • Electrical Box Covers missing or damaged, which is a

potential shock or electrocution hazard.GroundsPage 22 Item: 7 Plumbing • Rear water spigot has low water pressure, and water

appears dirtyBasement/CrawlspacePage 24 Item: 2 Insulation • Some insulation in crawl space floor under kitcken was

missing.