ARTI Home Inspections LLCProperty Inspection Report

Inspector: David Artigliere, ARTI Home Inspections LLC

Cover Page

1234 Anywhere Cir., Anywhere, PA 19000Inspection prepared for: John and Jane Doe

Date of Inspection: 1/1/2019 Time: 2 - 5:45pm Weather: Rain, 45 degrees.

House faces east.

Inspector: David ArtigliereASHI 207802

P.O. Box 4475, Reading, PA 19606Phone: 610-220-1907

Email: artihi@gmail.comwww.artihi.com

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Scope, Conditions and Limitations of the Home Inspection PER PENNSYLVANIASTATE ACT 2000-114: A home inspection as defined by Pennsylvania law is "A noninvasive, visual examination of some combinationof the mechanical, electrical or plumbing systems or the structural and essential components of a residentialdwelling designed to identify material defects in those systems and components, and performed for a fee inconnection with or preparation for a proposed or possible residential real estate transfer. The term also includesany consultation regarding the property that is represented to be a home inspection or that is described by anyconfusingly similar term. The term does not include an examination of a single system or component of aresidential dwelling such as, for example, its electrical or plumbing system or its roof. The term also does notinclude an examination that is limited to inspection for, or of, one or more of the following; wood destroyinginsects, underground tanks and wells, septic systems, swimming pools and spas, alarm systems, air and waterquality, tennis courts and playground equipment, pollutants, toxic chemicals and environmental hazards." A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection isbased on observation of the visible and apparent condition of the structure and its components on the date ofinspection. The results of this home inspection are not intended to make any representation regarding thepresence or absence of latent or concealed defects that are not reasonably ascertainable in a competentlyperformed home inspection. No warranty or guaranty is expressed or implied. If the person conducting yourhome inspection is not a licensed structural engineer or other professional whose license authorizes therendering of an opinion as to the structural integrity of a building or its other component parts, you may beadvised to seek a professional opinion as to any defects or concerns mentioned in the report. This homeinspection report is not to be construed as an appraisal and may not be used as such for any purpose. KEYS TO THE HOME INSPECTION: The home inspection was performed in accordance to the standard of practice and code of ethics of theAmerican Society of Home Inspectors (ASHI). An earnest effort was made on your behalf to discover allvisible defects, however, in the event of an oversight, maximum liability must be limited to three times theprice of the home inspection. A copy of the ASHI Standard of Practice will be included with you report. This inspection is an evaluation of the condition of the home. Any areas that are not safely, readily accessibleand/or visible to the inspector will not be included in the home inspection report. The home inspection is notintended as a substitute for a Seller’s Disclosure. This home inspection is not a compliance inspection orcertification of any kind. It simply is an inspection of the condition of the home at the time of the inspection. This inspection does not cover items or conditions that may be only discovered by invasive methods. Noremoval of materials or dismantling of systems shall be performed under this inspection. This is not atechnically exhaustive inspection. The inspection report lists the systems and components inspected by ARTI Home Inspections, LLC. Items notfound in this report are considered beyond the scope of the inspection and should not be considered inspectedat this time. This report contains technical information that may not be readily understandable to the lay person. Therefore,a verbal consultation with the inspector is a mandatory part of this inspection. If you choose not to consultwith the inspector, ARTI Home Inspections, LLC cannot be held liable for your understanding ormisunderstanding of this report’s contents. If you were not present during this inspection, please call the officeat (610) 220-1907 to arrange for your verbal consultation. NOTICE: IT IS ALWAYS WISE TO CHECK WITH THE BUILDING DEPARTMENT FOR PERMITINFORMATION, ESPECIALLY IF ADDITIONS OR ALTERATIONS ARE NOTED. IMPORTANT NOTICE TO THIRD PARTIES OR OTHER PURCHASERS: Receipt of this report by any purchasers of this property other than the party(ies) identified on the cover page of

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this report is not authorized by the inspector. The inspector strongly advises against any reliance on thisreport. We recommend that you retain a qualified home inspector to provide you with your own inspection andreport on this property. LIABILITY UNDER THIS REPORT IS LIMITED TO THE PARTY IDENTIFIEDON THE COVER PAGE OF THE REPORT. NOT A WARRANTY: The Home Inspection and the Inspection Report do not constitute and shall not be considered to be a warranty,either express or implied, concerning the present or future condition of the Property, the presence or absence oflatent or hidden defects that are not reasonably ascertainable in a competently performed home inspection, orthe remaining useful life of any system or component of the property. THIS REPORT IS NOT BINDING UNLESS THE PRE-INSPECTION AGREEMENT HAS BEEN SIGNEDBY THE CLIENT AND RETURNED TO ARTI HOME INSPECTIONS, LLC ALONG WITH PAYMENTOF THE INSPECTION FEE. OUTSIDE THE SCOPE OF THE HOME INSPECTION: (a) Structural integrity, (b) Geological stability or ground condition of site, (c) System design problems,functional adequacy, operational capacity or quality or suitability for particular use of items inspected, (d)Fireplace and flue draft, (e) Capacity for the garbage disposal to grind food or the dishwasher to clean properly,(f) Cosmetic items including, but not limited to minor scratches, scrapes, dents, cracks, stains, soiled or fadedsurface, (g) Wells or well pumps, (h) Electronic air cleaners or filters, (i) Water quality or volume, (j) Waterconditioning systems, (k) Environmental hazards, (l) Cisterns, (m) Fountains, (n) Active or passive solarsystems, (o) Security systems, (p) Detached buildings or equipment, (q) Central vacuum systems, (r) Wall orwindow mounted air conditioning systems, (s) Home warranty and component warranty.

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UNDERSTANDING THE REPORT SUMMARY PAGE The Report Summary Page is a list of "Material Defects" as defined by Pennsylvania law and isprovided to allow the reader a brief overview of the report.  This page is not all encompassing. Reading this page alone is not a substitute for reading the entire report.  The entire report must becarefully read to fully assess the findings of the inspection. It is recommended that any deficiencies and any components/systems related to these deficienciesnoted in the report be evaluated and repaired as needed by licensed contractors/professionalsPRIOR TO THE END OF THE CONTINGENCY PERIOD IN THE SALES CONTRACT. Furtherevaluation PRIOR to the end of the contingency period in the sales contract is recommended so aproperly licensed professional can evaluate our concerns further and inspect the remainder of thesystems or components for additional concerns that may be outside our area of expertise or thescope of our inspection.  Please call our office for any clarification or further questions. Any cost ranges listed on the summary page are derived from nationally used repair cost guides andare designed for budget purposes only.  The costs reflect prices in typical metropolitan areas.  Irecommend that you always consult a licensed, qualified contractor for repair options and costs formajor items as repair costs can vary widely depending upon the quality of materials used and theeconomic conditions.  This consultation should occur prior to the settlement of the transaction.

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Report SummaryReport Summary

GroundsPage 9 Item: 5 Exterior Stairs

Condition• The wood deck stair treads are rotting and are vulnerable tofailure in multiple locations. A licensed carpenter isrecommended to correct or replace the deck stairs asnecessary.

Exterior AreasPage 12 Item: 1 Exterior Wall

Condition• The exterior wall coverings show signs of damage in multiplelocations around the house. Sections of the stucco arecracking and separating from the wall structure at the southside of the house. Holes, damage and loose sections of vinylsiding were located in multiple locations at the rear and northsides of the house. One section of the vinyl corner trim isloose and the wall sheathing is exposed at the rear exteriorwall. The window and door trim are rotting and damaged inmultiple locations. The exterior walls and trim are vulnerableto moisture seepage and future damage. Moisture stainingwas noted on the subflooring and framing above the mainelectric panel and above the rear foundation wall. Moisturemay be seeping through the exterior wall coverings in theselocations. A licensed stucco or siding contractor isrecommended to fully evaluate the exterior walls and trim,eliminate any moisture seepage, replace any moisturedamaged building materials and correct or replace thedamaged sections of the exterior wall coverings and trim asnecessary.

RoofPage 20 Item: 3 Flashing • There appears to be a leak at the in-law furnace vent pipe

flashing. Rain water was leaking into the attic at this location.A licensed roofer is recommended to correct the roof flashingand eliminate any leaks as necessary.

ElectricalPage 26 Item: 4 Electric Panel • The 40A breaker in the garage subpanel is overfused (30A

wire was run to a 40A breaker) and the 7th and 10th breakersdown on the right side of the right side basement subpanelare overfused (15A wire was run to 20A breakers). Theseconditions create a potential fire hazard. A licensedelectrician is recommended to evaluate the electric panelsand correct the defects as necessary.

Page 28 Item: 5 Electrical Wiring • Loose hanging outlets and exposed live wires were locatedin the rear unfinished basement, the light fixture is hanging byits wires in the master bedroom attic and the in-law HVACshutoff switch is hanging by its wires in the in-law attic. Theseconditions create a potential shock or fire hazard. A licensedelectrician is recommended to correct the dangerous wiring asnecessary.

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Page 29 Item: 6 Outlets • The GFCI protected outlet in bathroom 2 and the east sideGFCI protected outlet above the in-law kitchen counter did nottrip when the test buttons on the outlets were pushed and the3-prong outlet on the north wall in the craftroom appear to beungrounded. These conditions create a potential shockhazard. A licensed electrician is recommended to replace thedefective GFCI outlets and correct the improperly wiredoutlets as necessary.

Plumbing FixturesPage 33 Item: 2 Sinks Condition • The west sink drain leaks in the master bathroom. A

licensed plumber is recommended to eliminate the drain leak.Page 34 Item: 4 Showers • The shower drain in the in-law bathroom 1 appears to be

untrapped. Sewer gasses appear to leak from this drain. Alicensed plumber is recommended to evaluate and correct theshower drain piping.

Mechanical SystemsPage 40 Item: 10 Combustion

Venting Condition• A flexible dryer vent was installed at both dryers. This typeof vent can create a potential fire hazard. A licensedcontractor is recommended to replace the existing dryer ventwith a hard metal dryer vent.

Page 40 Item: 11 Combustion Air • The combustion air source for the propane water heaterappears to be severely restricted when the door to the utilitycloset is closed (no combustion air vents were visible). Thiscan create a potential carbon monoxide hazard. A licensedHVAC contractor is recommended to correct the combustionair source for the water heating system.

Page 41 Item: 14 Condensate Line • The secondary condensate drain at the in-law A/C drainsinto the attic. A licensed HVAC contractor is recommended torun the condensate drain piping to the exterior of the house.

Interior ComponentsPage 43 Item: 4 Window Condition • The window sash is rotting at one of the windows in the in-

law living room. The windowpane is broken at one of the in-law kitchen windows. The windowpane is cracked at thewindow in bedroom 2. A licensed carpenter is recommendedto repair or replace the damaged windows as necessary.

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EXPLANATION OF TERMS It is important to have a clear understanding of the terms used in this home inspection report. This report isconducted with the age of the home and the comparable condition of the neighborhood homes taken intoconsideration.

TERMS Good:Items marked as “good” appear to be in functional condition. Cosmetic blemishes and/or minor damage thatdoes not significantly affect the use of the item or systems that will have a satisfactory life may also beclassified as “good”. No repairs are required at the time of the inspection. Main.:Items marked as “main.” are to be considered to be in need of service or maintenance in order to extend theirnormal lives. These items are typical home owner maintenance issues that can cause future damage that mayor may not be expensive to repair or replace if not properly maintained. These typical maintenance repairs mayrequire a licensed contractor so it is recommended that any “main.” items be evaluated by a licensed contractorPRIOR TO THE CLOSE OF ESCROW. Fair:Items marked as "fair" are to be considered to be in need of repair or replacement. The systems or componentsappear to be nearing the end of their expected lives or are not functioning as intended. Failure to correct "fair"items can increase the risk of future damage to that item or other related items. Replacement costs may or maynot be high so it is recommended that any "fair" items be evaluated by a licensed contractor PRIOR TO THECLOSE OF ESCROW. Defect:Items marked as “defect” are considered to be “Material Defects” as per Pennsylvania law. A “MaterialDefect” is defined as “A problem with any residential real property or any portion of it that would have asignificant adverse impact on the value of the property or that involves an unreasonable risk to people on theproperty". The fact that a structural element, system or subsystem is near, at or beyond the end of its normallife is not, by itself, a Material Defect.” It is recommended that any items marked as “defect” and anycomponents/systems related to these “defects” noted in the report be evaluated and repaired as needed bylicensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW. Further evaluation PRIOR to theclose of escrow is recommended so a properly licensed professional can evaluate our concerns further andinspect the remainder of the systems or components for additional concerns that may be outside our area ofexpertise or the scope of our inspection. Please call our office for any clarification or further questions. N/I:Items marked as “N/I” are items that are normally part of a home inspection, but could not be fully inspectedor evaluated because access was blocked or restricted. It is highly recommended that these items be inspectedby licensed professionals prior to settlement. The home inspector can also re-inspect these items for a fee afterthe obstruction is removed. Please call ARTI Home Inspections, LLC at 610-220-1907 if a re-inspection isrequired.

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Inspection Details 1. Attendance

In Attendance: The buyers and the buyer's agent were present for the entireinspection.

2. Home TypeHome Type: Single family • Two story

3. OccupancyOccupancy: Vacant - Furnished • The utilities were on at the time ofinspection. • Access to some items such as: electrical outlets/receptacles,windows, wall/floor surfaces, and cabinet interiors may be restricted byfurniture or personal belongings. Any such items are excluded from thisinspection report.

4. Room LocationsLocation:• The master bedroom is located at the south side of the 1st floor.• Bedroom 2 is located at the southeast corner of the 2nd floor.• Bedroom 3 is located at the southwest corner of the 2nd floor.• Bedroom 4 is located at the north side of the 2nd floor.• The living room is located at the east side of the 1st floor.• The dining room is located at the west side of the 1st floor.• The family room is located at the southeast corner of the basement.• The craft room is located at the northwest corner of the basement.• The office is located at the northwest corner of the 1st floor.• The den is located at the east side of the 1st floor.• The mudroom is located at the northeast corner of the 1st floor.• The sunroom is located at the rear of the 1st floor.• The kitchen is located at the west side of the 1st floor.• The laundry room is located in the kitchen.• The master bathroom is located in the master bedroom.• Bathroom 2 is located at the west side of the 2nd floor.• Bathroom 3 is located in the den.• The in-law bedroom is located at the front of the addition.• The in-law living room is located at the northwest corner of the addition.• The in-law kitchen is located at the southwest corner of the addition.• The in-law bathroom 1 is located in the in-law bedroom.• The in-law bathroom 2 is located in the middle of the addition.

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Grounds 1. Driveway ConditionGood Main. Fair Defect N/I

XMaterials: AsphaltObservations:• The driveway shows signs of deterioration and cracking. The surface isspalling in various locations. A licensed driveway contractor isrecommended to repair the damaged sections and seal the driveway asnecessary. I recommend sealing the driveway on a regular basis to helpprolong the driveway's expected life.

2. Sidewalk ConditionGood Main. Fair Defect N/I

XMaterials: PaverObservations:• The sidewalk surface is cracking and shows signs of minor settlement invarious locations. I recommend periodic inspections and repairs asnecessary.

3. GradingGood Main. Fair Defect N/I

XObservations:• The fence around the property was not evaluated as part of the homeinspection. The client can request that the fence be evaluated for anadditional fee. Damage or defects may exist so I recommend that the fencebe evaluated by a qualified professional prior to settlement.• The sheds were not evaluated as part of the home inspection. The clientcan request that the sheds be evaluated for an additional fee. Damage ordefects may exist so I recommend that the sheds be evaluated by a qualifiedprofessional prior to settlement.• The condition of the underground drain piping was not determined duringthe inspection. Hidden damage may exist. I recommend periodicinspections to confirm proper drainage.• There are some low spots along the foundation. I licensed landscaper isrecommended to add additional backfill to create the proper slope away fromthe house to allow for effective drainage.• A significant amount of standing water was noted in the yard. Moisturedoes not appear to properly drain away from the property. A licensedlandscaper is recommended to improve the exterior drainage around theentire property. This may require adding subsurface drains and piping todirect moisture away from the yard.

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4. LandscapingGood Main. Fair Defect N/I

XObservations:• Maintenance Tip: When landscaping keep plants, even at full growth, atleast a foot (preferably 18 inches) away from house siding, roof andwindows. Keep the trees away from the foundation. Plants in contact or inclose proximity to the home can provide pathways for wood destroyinginsects to enter the house and can damage the exterior walls, windows, roofsand foundations.• Mulch was noted against the foundation. Mulch can deteriorate and canbecome attractive to wood destroying insects or a fungus that can stain theexterior walls. The mulch should be removed and replaced annually.• There are trees around the property. The roots can cause problems withthe underground plumbing, exterior walkways and foundation walls. Theleaves and branches can damage or clog the roof and gutters and createpotential moss problems on the roof surface. Periodic maintenance isrecommended including clearing the gutters and downspouts on a regularbasis, clearing debris off the roof and trimming the tree branches away fromthe exterior walls and roof. The condition of the underground plumbing wasnot determined during the inspection and hidden damage may exist. Irecommend monitoring for future damage to the roof, gutters, exteriorwalkways, plumbing and foundation and correct as necessary. A licensedlandscaper is recommended to trim all landscaping away from the exteriorwalls and roof.• Tree stumps were located around the foundation. The tree stumps canbecome attractive to wood destroying insect activity. A licensed landscaperis recommended to remove the tree stumps. A licensed wood destroyinginsect inspector is recommended to evaluate the property prior to settlement.• There are plants against the exterior walls. This can increase the risk ofpest entry into the house and can damage the exterior wall coverings. Alicensed landscaper is recommended to trim all landscaping away from theexterior walls.

5. Exterior Stairs ConditionGood Main. Fair Defect N/I

XLocation: Front door • Upper deckMaterials: Wood • BrickObservations:• The handrail is not graspable at the deck stairs. This creates a potential fallhazard. A licensed carpenter is recommended to correct or replace thehandrail as necessary.• The brick stairs at the front door show signs of minor deterioration. Irecommend monitoring for future deterioration and correct as necessary.• The wood deck stair treads are rotting and are vulnerable to failure inmultiple locations. A licensed carpenter is recommended to correct orreplace the deck stairs as necessary.

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Rotting Stair Tread Rotting Stair Tread6. Hose Faucet ConditionGood Main. Fair Defect N/I

XLocation: Rear • GarageObservations:• 2 hose faucets were located at the house. Other hose faucets may beinstalled, but were not visible during the inspection and were not tested.• The hose faucet appears to be frost proof. The hose must be removedfrom the faucet during the colder months to prevent damage to the faucet. Iwas unable to determine if the hose faucet is sloped properly to drain waterfrom the fixture when shut off. Improperly installed hose faucets arevulnerable to damage from freezing temperatures.• The hose faucet in the garage was not tested during the inspectionbecause I did not want water to leak from the faucet into the garage. Irecommend confirming proper operation of the garage hose faucet prior tosettlement.• No shutoff valve was located to the hose faucet in the garage. This faucetneeds to be winterized to prevent damage during the colder months. Alicensed plumber is recommended to correct the garage hose faucet asnecessary.

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7. Deck ConditionGood Main. Fair Defect N/I

XLocation: Rear (2 decks)Materials: Wood • CompositeObservations:• The lower deck was at grade level so I was unable to evaluate theunderside of the deck or the deck structure. Hidden damage may exist.• Sections of the lower deck are sagging. This may indicate impropersupport under the deck. A licensed carpenter is recommended to correct thedeck as necessary.• The sealant on the upper deck decking surface is deteriorating. Thedecking is vulnerable to future damage or rot. A licensed painter isrecommended to clean and seal or paint the decking surface. I recommendsealing the decking surface on a regular basis.• The upper deck ledger board does not appear to be properly flashed at theexterior wall. The ledger board or framing behind the ledger may bevulnerable to moisture damage. A licensed carpenter is recommended tocorrect the deck ledger board attachment and flashing as necessary.• No lateral load connectors are located at the deck. The deck may becomevulnerable to movement or damage. A licensed carpenter is recommendedto add lateral load connectors as necessary.• The upper deck fasteners and hardware are corroding. This can increasethe risk of deck collapse. A licensed carpenter is recommended to replaceall of the damaged and corroding fasteners and reinforce the deck structureas necessary.• The upper deck beam was improperly supported at the columns. Thebeam was bolted to the columns so there is a high stress concentration in thebeam above the bolts. This can increase the risk of premature damage atthe beam. A licensed carpenter is recommended to properly secure thebeam to the columns.

8. Patio ConditionGood Main. Fair Defect N/I

XLocation: RearMaterials: PaversObservations:• The paver tile show signs of cracking and deterioration. The patio isvulnerable to future deterioration. A licensed landscaper is recommended toreplace the damaged sections as necessary.

9. Landing ConditionGood Main. Fair Defect N/I

XLocation: Mudroom entranceMaterials: BrickObservations:• The landing shows signs of minor deterioration. I recommend monitoringfor future deterioration and correct as necessary.

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Exterior Areas 1. Exterior Wall ConditionGood Main. Fair Defect N/I

XMaterials: Vinyl siding • Cement board siding • Brick veneer • Stucco • WoodStructure type: Wood framed structureObservations:• I recommend maintaining all exterior finishes, caulking, and other sealantsat any dissimilar material abutments and all penetrations to the walls androof. This inexpensive task aids in the prevention of moisture intrusion andsaves on potential costly repairs.• The brick shows signs of minor cracking and deterioration. I recommendperiodic inspections and repointing the deteriorating mortar as necessary.• I was unable to determine if the cement board siding was properly installed.Improperly installed siding can create moisture problems that can beexpensive to correct. No visible defects were noted during the inspection,but hidden damage may exist.• Wood siding was noted at the exterior walls. The wood is subject tomoisture damage, weathering and potential wood destroying insect activity toa greater extent than other siding materials. The wood siding requires muchmore maintenance than other siding materials including repainting or sealingthe walls and replacing rotting or damaged siding on a regular basis.Periodic inspections for damage and insect activity are highly recommended.Maintenance of the exterior walls can get expensive. Replacing the woodsiding with a material that will not deteriorate can reduce the maintenancecosts and may be worth the initial investment.• The wood siding is at grade level at the rear side of the house. The sidingis vulnerable to rot and moisture seepage. Hidden damage may exist. Alicensed carpenter is recommended to replace the siding with a material thatwill not deteriorate and correct the grading at the exterior walls.• The exterior wall coverings show signs of damage in multiple locationsaround the house. Sections of the stucco are cracking and separating fromthe wall structure at the south side of the house. Holes, damage and loosesections of vinyl siding were located in multiple locations at the rear andnorth sides of the house. One section of the vinyl corner trim is loose andthe wall sheathing is exposed at the rear exterior wall. The window and doortrim are rotting and damaged in multiple locations. The exterior walls andtrim are vulnerable to moisture seepage and future damage. Moisturestaining was noted on the subflooring and framing above the main electricpanel and above the rear foundation wall. Moisture may be seeping throughthe exterior wall coverings in these locations. A licensed stucco or sidingcontractor is recommended to fully evaluate the exterior walls and trim,eliminate any moisture seepage, replace any moisture damaged buildingmaterials and correct or replace the damaged sections of the exterior wallcoverings and trim as necessary.

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Hole in Siding Loose Siding

Cracked and Bulging Stucco Loose Corner Trim and Siding

Damaged Siding

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2. Condition of Exterior TrimGood Main. Fair Defect N/I

XMaterials: Wood • Vinyl • MetalObservations:• The exterior trim is rotting in multiple locations around the exterior walls.See "Exterior Walls" comments in the "Exterior Areas" section of the report.• I recommend periodic inspections and maintenance including repaintingand caulking the exterior trim and eaves on a regular basis.• The wood trim under the aluminum capping was not visible. I was unableto determine the condition of the trim under the metal capping. Hiddendamage may exist.• The wood trim will require periodic maintenance and painting. The exteriortrim should be evaluated periodically and painted/repaired/caulked asneeded. There was a significant amount of exposed wood trim throughoutthe exterior walls. Maintenance of the exterior trim can get expensive.Capping the exposed wood can reduce the maintenance costs and may beworth the initial investment.• The caulking is cracking and deteriorating at the exterior trim. A licensedcontractor is recommended to evaluate and properly caulk the exterior trim.• The paint shows signs of chipping and deterioration at the exposed woodtrim. The wood is vulnerable to future damage. A licensed painter isrecommended to clean and repaint all deteriorating trim.• The windowsills are exposed at the edges of some of the windows. Thewood sills are vulnerable to future rot or damage. A licensed contractor isrecommended to cap the ends of the windowsills.

Rotting Window Trim Rotting Door Trim

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Rotting Window Trim3. Chimney ConditionGood Main. Fair Defect N/I

XLocation: Southeast sideMaterials: BrickObservations:• A raincap is missing at the chimney flue. This can allow moisture to enterand deteriorate the flue, pest entry or embers to land on the roof. A licensedcontractor is recommended to add a proper raincap at the chimney flue.

Chimney

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Garage 1. Garage Walls/CeilingGood Main. Fair Defect N/I

XObservations:• Access to the interior walls in the garage was restricted - stored itemsblocked access to some of the interior walls. I recommend evaluation afterall of the stored items are removed and prior to settlement.• Gaps were noted in the firewall in various locations in the garage. A properfire separation is recommended to give the occupants of the house moretime to escape during a garage fire. A licensed carpenter is recommended toproperly seal all gaps in the firewall.

2. Floor ConditionGood Main. Fair Defect N/I

XMaterials: Concrete floors noted.Observations:• Common cracks were noted in the garage slab. I recommend monitoringfor future deterioration and correct as necessary.• The step from the upper to the lower portion of the garage is too high andcreates a potential fall hazard. A licensed contractor is recommended tocorrect the step in the garage.

3. Door to Living SpaceGood Main. Fair Defect N/I

XObservations:• No auto closures were present at the doors from the garage to the livingspace. A licensed carpenter is recommended to add auto closers at thegarage doors to the interior of the house.

4. Garage Exterior DoorGood Main. Fair Defect N/I

XObservations:• A double cylinder lock was installed at the garage exterior door. Thiscreates a potential hazard during an emergency. A licensed carpenter isrecommended to replace the double cylinder lock with a single cylinder lockat the garage exterior door.• The garage exterior door was locked and not opened during the inspection.Hidden damage may exist.

5. Vehicle DoorGood Main. Fair Defect N/I

XGarage Door Type: Roll-up doorMaterials: MetalObservations:• The garage vehicle doors appear to be in serviceable condition.

6. Garage Door OpenerGood Main. Fair Defect N/I

XObservations:• Both front garage door openers and eye beam reverse sensors appeared tofunction properly during the inspection. The door opener tactile reversesensors were not tested because this can possibly damage the vehicledoors. Hidden damage may exist.• The rear garage door opener was not tested because the door wasunplugged at the time of the inspection. Hidden damage may exist. Irecommend that the door opener be evaluated prior to settlement.

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Roof 1. Roof Inspection MethodGood Main. Fair Defect N/I

XMaintenance: The probability that the roof will require repairs or replacementin the next five years is moderate.Roof Type: Gable • Composition shingleObservations:• The roofs were evaluated by walking on the roof surfaces.

2. Roof ConditionGood Main. Fair Defect N/I

XObservations:• Typical maintenance is recommended for the shingle roofs. This usuallyconsists of periodic inspections, repairs to popping roof nails, repairs tocracking roof flashings and repair or replacement of damaged or missingridge and field shingles.• The roof shingles show signs of minor deterioration. Some of the shingletabs are not sealed to the shingles below and are vulnerable to winddamage. Mildew staining and moss growth was noted on the shingles inmultiple locations. This may be caused by the trees overhanging the roof. Alicensed roofer is recommended to clean the roof shingles as necessary. Alicensed landscaper is recommended to trim all trees away from the roof. Irecommend monitoring for future damage or leaks and correct as necessary.• The roof slope is minimal at the rear dormer at the main roof (the roof pitchappears to be less than 2.5:12). Roof shingles should only be installed onroof pitches of greater than 2.5:12 and can become vulnerable to prematuredeterioration or roof leaks when installed on a roof slope of less than 2.5:12.A licensed roofer is recommended to correct the dormer roof as necessary.

Front Portion of Roof Rear Portion of Roof

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Front Portion of Roof Front Portion of Roof

Rear Portion of Roof Front Portion of Roof

Rear Portion of Roof Front Portion of Roof

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Rear Portion of Roof Rear Portion of Roof

Rear Portion of Roof Sunroom Roof

Office Exterior Door Roof

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3. FlashingGood Main. Fair Defect N/I

XObservations:• The valleys and flashings are vulnerable to leaks and should be monitoredand repaired on a regular basis.• Kickout flashing is missing where the roofs meet the exterior walls. Theseareas are vulnerable to leaks. A licensed roofer is recommended to addkickout flashing as necessary.• There appears to be a leak at the in-law furnace vent pipe flashing. Rainwater was leaking into the attic at this location. A licensed roofer isrecommended to correct the roof flashing and eliminate any leaks asnecessary.

Leak at Furnace Vent Pipe Flashing4. Gutter and Downspout ConditionGood Main. Fair Defect N/I

XType: SquareMaterials: MetalObservations:• The condition of the underground downspout piping was not determined.No signs of current moisture problems were noted, but hidden damage mayexist. For a more detailed evaluation of the underground piping, a licensedplumber is recommended to run a camera through the inaccessible piping.• Trees overhang the roof. The gutters are vulnerable to clogs. A licensedlandscaper is recommended to trim all of the trees away from the roof.• Make sure to periodically check and clean out debris from the gutters tokeep it flowing well when it rains. Clogged gutters can increase the risk ofmoisture problems at the foundation or roof leaks.• Some of the downspouts drain too close to the foundation. This can causemoisture problems at the foundation. A licensed roofer is recommended tocorrect the downspouts as necessary.• The upper downspouts drain onto lower sections of the roof in variouslocations. This can prematurely deteriorate the roofing surface.Recommend extending the upper downspouts to the lower gutters asnecessary.• The downspout drains onto the driveway surface. This creates a potentialhazard during the colder months. A licensed contractor is recommended tomove the downspouts to a more suitable location.

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Foundation 1. Foundation Type

Type: Basement • The slab on grade foundation is located under the masterbedroom.

2. Basement ConditionGood Main. Fair Defect N/I

XBasement Type: Finished basementObservations:• The inspection of basement was limited because stored items partiallyblocked access. Hidden damage may exist.• I recommend running a dehumidifier to help reduce moisture levels in thebasement.• A strong mildew odor was noted in the basement. An environmental testingcompany is recommended to test the air quality in the house.• Staining and possible bio-organic growth was noted on the sheetrock in thebasement. A qualified environmental testing company is recommended totest the stains for mold. A licensed contractor is recommended to fullyevaluate the basement, eliminate all active moisture sources and replace allmoisture damaged building materials as necessary.• The exterior door thresholds are vulnerable to moisture problems if notflashed properly. I was unable to determine if these doors were properlyflashed. No signs of active leaks were noted, but these areas may bevulnerable to future moisture problems. Recommend monitoring for futuremoisture problems and correct as necessary.• The basement was finished at the time of the inspection. I was unable todetermine the condition of the back sides of the surface finishes. Hiddendamage may exist.

3. Crawlspace ConditionGood Main. Fair Defect N/I

XType: AtticLocation: No access was located to the main attic. The master bedroom atticaccess is located in the master bathroom closet. The in-law attic access islocated in the laundry area closet and in the kneewall opening in the frontportion of the in-law bedroom.Observations:• The master bedroom and the upper in-law attics were entered and fullywalked. No access was located to the main attic and the front in-law atticwas not entered and was only evaluated from the attic opening becausestored items blocked access. This is a limited evaluation of the attics andhidden damage may exist.• The attic access panels were not properly insulated. These locations arevulnerable to energy loss. A licensed contractor is recommended to properlyinsulate the attic access panels.

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4. Foundation WallsGood Main. Fair Defect N/I

XMaterials: Masonry block wallsObservations:• The inspection of the foundation walls was limited. 90% of the walls werenot visible because surface finishes, stored items and shelving block access.Hidden damage may exist.• Common cracking was noted in the foundation walls in various locations. Irecommend monitoring for future movement or moisture problems andcorrect as necessary.• Signs of moisture seepage was noted through the foundation walls.Moisture staining was noted on the foundation walls at the northeast cornerof the basement and at the bilco entrance. A licensed landscaper isrecommended to improve the exterior drainage. A licensed roofer isrecommended to improve the roof drainage. A waterproofing system may berequired to completely eliminate moisture seepage into the basement.

5. Flooring ConditionGood Main. Fair Defect N/I

XMaterials: Concrete slabObservations:• The concrete slab was not fully visible because access was blocked byfloor coverings. Hidden damage may exist.

6. Floor and Wall Framing ConditionGood Main. Fair Defect N/I

XMaterials: Floor joist framing • Steel columns • I was unable to determine thebeam condition or material because surface finishes block access.Observations:• Significant moisture staining was noted on the subflooring and framingabove the main electric panel and above the rear foundation wall. See"Exterior Walls" comments in the "Exterior Areas" section of the report.• The wall framing was not visible because surface finishes block access. Iwas unable to determine the condition of the framing behind the finishedwalls. In most instances, surface finishes prevent recognition of moisture orinsect damage in all but the most severe cases. Where surface finishes areinstalled, the condition of the framing behind cannot be determined. Hiddendamage may exist.• The evaluation of the framing in the basement was limited. 90% of theframing was not visible because access was blocked by surface finishes,insulation, plumbing and ducting. Hidden damage may exist.• The framing around the perimeter of the basement was not visible becauseinsulation and surface finishes block access. Hidden damage may exist.

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Moisture Damaged Subflooring Above Main Panel Moisture Stained Subflooring in Rear Portion ofBasement.

7. Structure ConditionGood Main. Fair Defect N/I

XStructure Type: RaftersObservations:• Signs of potential pests were noted in the attic. Pest droppings werelocated in the attic. A licensed pest control company is recommended toevaluate the attic, remove any pests and seal all openings into the house tohelp reduce the risk of a future infestation.• Moisture staining was noted on the roof sheathing and rafters in a fewlocations. The accessible stains appeared dry at the time of the inspection.A licensed roofer is recommended to eliminate any roof leaks as necessary.• H-clips were missing between the roof sheathing. The roof sheathing maynot be properly supported. A licensed carpenter is recommended to evaluateand correct the roof sheathing as necessary.

8. Insulation ConditionGood Main. Fair Defect N/I

XMaterials: Fiberglass battLocation: Attic • BasementObservations:• I was unable to determine if the exterior walls are properly insulatedbecause surface finishes block access. Hidden damage may exist.• The insulation levels in the attic appear minimal. This can reduce thethermal efficiency of the house. A licensed contractor is recommended toadd more insulation as necessary. The ventilation may also need to beimproved in the areas where the insulation is added to reduce the risk offuture moisture problems created by adding insulation.• Insulation is missing in various locations in the basement. This can reducethe thermal efficiency of the house. A licensed contractor is recommended toreplace any missing insulation as necessary.• The paper vapor barrier is exposed and creates a potential fire hazard inthe basement. The manufacturer's installation instructions require that thepaper vapor barrier be covered with sheetrock or other suitable material. Alicensed contractor is recommended to correct the insulation installation.

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9. Ventilation ConditionGood Main. Fair Defect N/I

XType: Ridge vents • Soffit ventsObservations:• The soffit vents appear to be blocked by insulation in the master bedroomattic. This will restrict proper ventilation and can cause moisture problems inthe attic. A licensed roofer is recommended to correct the blocked vents.

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Electrical 1. Electric ServiceGood Main. Fair Defect N/I

XObservations: The probability that the electrical components will requirerepairs or replacement in the next 5 years is moderate.Electric Service: Service entrance location: Underground • Service type/size:Single phase, 120/240V, 200AObservations:• Breakers are used as overcurrent protection.• Only one ground source was located at the property. A licensed electricianis recommended to add a second ground source improve the electricalsystem ground.

Electric Meter Base2. Main Electric DisconnectGood Main. Fair Defect N/I

XObservations:• The main electric disconnect is located at the main panel. The mainbreaker is sized at 200A.

3. Electric Panel LocationsGood Main. Fair Defect N/I

XObservations:• 6 electric panels were located during the inspection. Other panels may belocated in the house that were not visible during the inspection and were notevaluated.• Both main panels and 2 of the subpanels are located at the northeastcorner of the basement. A subpanel is located in the garage and a subpanelis located on the rear exterior wall.

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4. Electric PanelGood Main. Fair Defect N/I

XObservations:• The pathways of the wires in the main panel were not evident because ofthe excessive number of wires in the panel so I was unable to fully evaluatethe panel. The panel does not appear to be properly sized for the number ofcircuits installed. A licensed electrician is recommended to correct the panelas necessary.• The aluminum wires appear to be missing antioxidant in the electric panel.This can increase the risk of oxidation in the aluminum wires. A licensedelectrician is recommended to add antioxidant to all aluminum wires.• Multiple tapped lugs were noted on the neutral bus bars in the main paneland in the right side basement subpanel. These wires may be vulnerable tomovement and may not be secure. A licensed electrician is recommended toseparate all multiple tapped neutral wires as necessary.• Openings were noted in the garage and exterior subpanels. Knockoutswere missing in various locations. This creates a potential shock hazard. Alicensed electrician is recommended to properly seal the open knockouts inthe electric panels.• Sharp-pointed metal screws hold the in-law main panel and right sidebasement subpanel covers in place. The pointed screws create a potentialhazard as they may puncture the wire insulation and create a potential shockor fire hazard. A licensed electrician is recommended to replace all sharppanel screws.• One of the 240V breakers is missing a branch coupler in the left sidebasement subpanel and one of the 240V breakers has an improper branchtie in the right side basement subpanel. This creates a potential shockhazard. A licensed electrician is recommended to replace all improperbreakers at the 240V circuits with proper, double pole breakers.• The ground and neutral wires were connected on the same bus bar in theright side basement subpanel. This creates a potential shock hazard. Alicensed electrician is recommended to evaluate the subpanel and properlyseparate the ground and neutral wires.• The 40A breaker in the garage subpanel is overfused (30A wire was run toa 40A breaker) and the 7th and 10th breakers down on the right side of theright side basement subpanel are overfused (15A wire was run to 20Abreakers). These conditions create a potential fire hazard. A licensedelectrician is recommended to evaluate the electric panels and correct thedefects as necessary.

Exterior Subpanel Garage Subpanel

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Main Panel Right Side Subpanel

In-law Main Panel Left Side Subpanel5. Electrical WiringGood Main. Fair Defect N/I

XWire Material and Type: Predominate Branch Circuit Wiring Method: • Non-metalic sheathed wiringObservations:• Exposed, loose hanging electrical wiring was observed in the basement.This wiring is vulnerable to damage. A licensed electrician is recommendedto correct the dangerous wiring as necessary.• Exposed, open wires were located in multiple locations in the basement.The accessible open wires did not appear live at the time of the inspection.A licensed electrician is recommended to remove the open wires or run theopen wires to junction boxes to prevent a potential hazard if the wires were tobecome re-energized in the future.• Loose hanging outlets and exposed live wires were located in the rearunfinished basement, the light fixture is hanging by its wires in the masterbedroom attic and the in-law HVAC shutoff switch is hanging by its wires inthe in-law attic. These conditions create a potential shock or fire hazard. Alicensed electrician is recommended to correct the dangerous wiring asnecessary.

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HVAC Switch Hanging By Wires in In-law Attic Attic Light Fixture Hanging By Wires

Loose Hanging Outlet in Rear Basement Loose Hanging Outlet in Rear Basement

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6. OutletsGood Main. Fair Defect N/I

XObservations:• Access to some of the outlets was blocked by furniture or stored items.These outlets were not tested during the inspection. A representativenumber of outlets were tested including at least one outlet in each room. Theuntested outlets may not be properly wired. For a more complete evaluation,a licensed electrician is recommended to test all of the outlets after all storeditems are removed from the house.• One of the exterior outlet coverplates is damaged. This creates a potentialshock hazard. A licensed electrician is recommended to replace thedamaged coverplates at the exterior outlets as necessary.• Loose receptacles were noted in various locations. This can create apotential shock or fire hazard. A licensed electrician is recommended to fullyevaluate and properly secure all loose electrical receptacles.• The outlets located in the garage and in the laundry area do not appear tobe GFCI protected. This creates a potential shock hazard. A licensedelectrician is recommended to add GFCI protection to outlets in all wetlocations.• The circuits located in the living space do not appear to be AFCI protected.This creates a potential fire hazard. A licensed electrician is recommendedto add AFCI protection to all circuits located in the living areas.• Outlets were located above the baseboard heat in various locations. Thiscreates a potential fire hazard. A licensed electrician is recommended tomove outlets above the baseboard heat to a more suitable location.• The GFCI protected outlet in bathroom 2 and the east side GFCI protectedoutlet above the in-law kitchen counter did not trip when the test buttons onthe outlets were pushed and the 3-prong outlet on the north wall in thecraftroom appear to be ungrounded. These conditions create a potentialshock hazard. A licensed electrician is recommended to replace thedefective GFCI outlets and correct the improperly wired outlets as necessary.

7. LightingGood Main. Fair Defect N/I

XObservations:• The ceiling fan in the master bedroom is on a light dimmer switch. This candamage the ceiling fan. A licensed electrician is recommended to replacethe fan switch as necessary.• Some of the lighting fixtures did not respond to normal controls. This maybe an indication of damaged or missing light bulbs or damaged light fixtures.A licensed electrician is recommended to evaluate and confirm properoperation of all of the light fixtures.

8. Fire SafetySmoke detectors were located in the house but not in every bedroom and onevery floor. The existing smoke detectors were not tested because the testbutton does not necessarily confirm proper operation of the smoke detector.It is highly recommended that photo electric smoke detectors be installed inevery bedroom and on every floor and that any existing smoke detectors bereplaced with photoelectric smoke detectors prior to moving. The smokedetectors should be replaced every 10 years. • A CO detector was notlocated during the inspection. I recommend that a CO detector be installedon every floor. The CO detector should be replaced every 5 years. • A fireextinguisher is recommended in the kitchen.

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Plumbing The plumbing system consists of the water supply line to the house, the water distribution pipingthroughout the house, the drain, waste and vent piping, the plumbing fixtures, the liquid fuel sourceand related distribution piping and the water heating system. All accessible plumbing fixtures will betested for leak and function unless stated otherwise. Leaks or damage may not be visible if access isblocked by stored items or surface finishes.

1. Water SourceGood Main. Fair Defect N/I

XMaintenance: The probability that components in the plumbing system willrequire repairs or replacement in the next 5 years is moderate.Materials: The main water shutoff valve is located at the northeast corner ofthe basement. The main valve was not tested as part of the inspection. •Plastic • Main line pipe size: 1"Observations:• The main water appears to be supplied by a private well. The quality andquantity of the water as well as the condition of the well pump were notdetermined during the home inspection. A licensed well testing company isrecommended to test the water quality and inspect the well pump system. Irecommend testing the quality of the water every 14 months.• The well head appears too short. The well may be vulnerable to surfacecontamination. A licensed well company is recommended to correct the wellcasing as necessary.

Main Water Shutoff Valve2. Supply LinesGood Main. Fair Defect N/I

XMaterials: Copper • PEX • CPVC • PVCObservations:• Note - Underground pipes or pipes inside walls cannot be judged for size,leaks or corrosion. Water quality testing or testing for hazards such as leadis not part of this inspection.• Uncapped water supply lines were noted in various locations (shutoff valvesprevent leaking). The shutoff valves are vulnerable to damage. Irecommend properly capping all uncapped supply lines.• Minor corrosion was noted in the copper water lines and fitting. Irecommend periodic inspections and repairs as necessary.• PEX water lines were installed in the house. Some PEX fittings have hadproblems in the past and have failed. No visible defects or leaks were notedduring the inspection. I recommend monitoring for future leaks and correctas necessary.

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3. Waste LinesGood Main. Fair Defect N/I

XMaterials: PVCObservations:• City sewer service, septic systems and all underground pipes are not partof this inspection. Future drainage performance is also not determined.• The condition of the underground drain piping was not determined duringthe inspection. Hidden damage may exist. I recommend that theunderground drain piping be evaluated by a licensed plumber with a sewercamera for a more detailed evaluation of the sewer line.• The house was vacant at the time of the inspection. The DWV piping canprematurely corrode from the inside when the drain piping is not used on aregular basis. This can lead to cracked piping or flaked piping that caneventually clog the waste pipe after use. This type of damage may notbecome evident until the house is lived in and cannot be predicted during theinspection. I highly recommend that a licensed plumber fully evaluate thedrain pipe with a drain camera prior to settlement.• There appears to be a private septic system on the property. The systemwas not evaluated as part of the home inspection. A PSMA certified septicinspector is recommended to fully evaluate the septic system prior tosettlement.

4. Liquid Propane FuelGood Main. Fair Defect N/I

XLocation: The main house propane tank is located in the southeast yard andthe shutoff valve is on the south side of the house. • The in-law propane tankis located in the north yard and the shutoff valve is on the north side of thehouse.Materials: Black steel piping • Galvanized steel piping • Copper piping •CounterstrikeObservations:• Pipes inside walls or pipes concealed from view are not evaluated as partof the home inspection. The home inspector does not perform tests for gasleaks or pipe size. Hidden damage may exist.• The gas line is missing a drip leg at the main furnace. The appliance maybecome vulnerable to clogs in the gas line. A licensed plumber isrecommended to replace all missing drip legs.• The condition of the interior of the propane tanks is not part of the homeinspection and was not evaluated.• I recommend asking the owner if the propane tanks are leased or owned. Ifthe tanks are leased, then the propane must be purchased from the leasingcompany and may be more expensive, but the tanks are maintained by theleasing company.• I was unable to determine if the propane tanks are properly bonded. Alicensed electrician is recommended to confirm that tanks are properlybonded to reduce risk of lightning damage to the tanks.

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Main House Propane Tank Main House Propane Shutoff Valve

In-law Propane Shutoff Valve In-law Propane Tank

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Plumbing Fixtures Bathrooms and kitchens consist of typical plumbing fixtures such at toilets, sinks, tubs and showers,but some may have additional features including water filtration systems, saunas, steam rooms,whirlpool tubs and bidets. Because of all the plumbing involved, these are important areas of thehouse to evaluate. Moisture in the air and leaks can cause moisture, bio-organic growth or otherproblems. The home inspector will try to identify as many issues as possible but some problems maybe undetectable because surface finishes block access to the plumbing behind the walls.

1. ToiletsGood Main. Fair Defect N/I

XObservations:• The toilets appear to be in serviceable condition.

2. Sinks ConditionGood Main. Fair Defect N/I

XLocation: Bathrooms • KitchenObservations:• A spring loaded air vent was used as a drain vent for the sink in bathroom2. This type of air vent generally last only a few months before it starts to fail.A licensed plumber is recommended to replace the spring loaded air ventwith a gravity controlled "Studor" vent.• The sink faucet is loose at the counter at the south sink in the masterbathroom. A licensed plumber is recommended to correct the sink faucet.• The sink drain stopper is not functioning properly in the in-law bathroom 1.A licensed plumber is recommended to correct or replace the drain stopperas necessary.• The sink faucet drips when shut off in the in-law bathroom 1. A licensedplumber is recommended to correct or replace the sink faucet as necessary.• There are moisture stains/damage under the sink in the in-law bathroom 2.The stains appeared dry at the time of the inspection but this is an indicationof prior leaks. A licensed contractor is recommended to replace all moisturedamaged building materials as necessary. I recommend monitoring the sinkfor future leaks and correct as necessary.• The sink faucet leaks at the handle in the in-law kitchen. A licensedplumber is recommended to correct or replace the sink faucet as necessary.• The west sink drain leaks in the master bathroom. A licensed plumber isrecommended to eliminate the drain leak.

Leak at Master Bathroom Sink

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3. BathtubsGood Main. Fair Defect N/I

XObservations:• No plumbing access panel was located behind the tub faucet in the masterbathroom. This is a limited evaluation of the tub plumbing and hiddendamage may exist.• The tub access panel was painted shut in bathroom 2 and was not removedduring the inspection. This is a limited evaluation of the tub plumbing andhidden damage may exist.• A whirlpool tub was observed in the master bathroom. The tub was filled toa level above the water jets and operated to check the intake and jets. Thetub was then drained to check for leaks and/or damage. A proper pumpaccess panel was not located so the pump, distribution piping andsupply/drain lines were not completely visible or accessible. Hidden damagemay exist. A licensed plumber is recommended to add a proper whirlpoolpump access panel, fully evaluate the whirlpool tub and confirm properoperation.

4. ShowersGood Main. Fair Defect N/I

XObservations:• A corner shower stall was installed in the master bathroom. This type ofshower installation is vulnerable to leaks even when it is properly installed.Recommend monitoring for future moisture problems and correct asnecessary.• The shower drain in the in-law bathroom 1 appears to be untrapped. Sewergasses appear to leak from this drain. A licensed plumber is recommendedto evaluate and correct the shower drain piping.

5. Shower WallsGood Main. Fair Defect N/I

XMaterials: Ceramic tile noted. • Fiberglass surround noted.Observations:• The shower walls appear to be in serviceable condition.

6. Shower EnclosureGood Main. Fair Defect N/I

XType: Sliding shower doors were noted. • Swinging shower doors werenoted. • Shower curtain rod was installed.Observations:• I recommend making sure that the shower door is properly closed whentaking a shower and that the floor is dried after every shower.• I recommend making sure that the shower curtain is properly closed whentaking a shower and that the floor is dried after every shower.• The shower curtains were missing in bathroom 2. I recommend installing aproper shower curtain.

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7. Plumbing FixtureGood Main. Fair Defect N/I

XType: Instant hot fixture • Cartridge water filter • UV filterObservations:• An instant hot fixture was installed at the sink in the kitchen. The faucetwas tested and appeared functional. I recommend obtaining a copy of theinstallation instructions to confirm that it was properly installed.• A water filter was installed. This system was not evaluated as part of thehome inspection and hidden damage may exist. The filter must be changedon a regular basis. I recommend obtaining a copy of the owner’s manual todetermine how to change the filter, how often to change the filter and how tomaintain the system.• A UV light was installed. The condition or functionality of the UV light wasnot part of the home inspection and was not evaluated. The light needs to bereplaced annually.

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Mechanical Systems 1. HVAC Maintenance

Maintenance:• The probability that the heating system will require repairs or replacementin the next 5 years is high.• The probability that the A/C system will require repairs or replacement inthe next 5 years is high.• The probability that the heat pump will require repairs or replacement in thenext 5 years is moderate.System type:• Liquid propane gas induced draft furnace• Liquid propane gas direct vent furnace• Electric baseboard heat• Electric radiant floor heat• Liquid propane gas burning fireplace• Split system heat pump• 240V, split system A/C

2. FurnaceGood Main. Fair Defect N/I

XObservations:• The main furnace is located in the basement. The system size was notlocated on the furnace label.• The in-law furnace is located in the in-law attic. This system is 50,000 BTU.• I recommend that the gas heating systems be cleaned and serviced as perthe manufacturer's maintenance instructions.• Both furnaces are dirty and do not appear to have been properlymaintained. A licensed HVAC contractor is recommended to clean andservice the heating systems.• Inspection for holes and/or cracks in the heat exchangers is not within thescope of this inspection and should be performed by a HVAC contractor toensure the proper and safe operation of these systems.

In-law Furnace Main House Furnace

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3. Heat Pump ConditionGood Main. Fair Defect N/I

XObservations:• The heat pump indoor unit is located in the basement.• The heat pump outdoor unit is located at the south side of the house.• System size: 3 ton.• The heat pump was only tested in heating mode (testing in both heatingand cooling mode in the same 24 hour period can damage the system).• The electric disconnect was present at the outdoor unit.• Insulation is missing at the heat pump suction line where it runs into the airhandler. This can cause condensation problems. A licensed HVACcontractor is recommended to correct the insulation on the suction line.• The heat pump outdoor unit disconnect box is loose at the exterior wall andis vulnerable to damage. A licensed electrician is recommended to correctthe heat pump disconnect box.

Heat Pump Outdoor Unit Heat Pump Indoor Unit4. Air Conditioning ConditionGood Main. Fair Defect N/I

XObservations:• The A/C indoor unit is located in the in-law attic.• The A/C outdoor unit is located at the west side of the house.• System size: 2 ton.• The air conditioning system was not tested during the inspection becausethe outdoor temperatures were too low. Operation of the air conditioningsystem at temperatures below 60 degrees Fahrenheit can damage thesystem. I was unable to determine if the system is functional and hiddendamage may exist. I recommend that the cooling system be evaluated by alicensed HVAC contractor prior to settlement.• The electric disconnect was present at the outdoor unit.• The air conditioning system is aging and may be nearing the end of itsexpected life. I recommend budgeting to replace the A/C.• The A/C outdoor unit is not level. This can affect performance or damagethe cooling system. A licensed HVAC contractor is recommended to correctthe outdoor unit.• The A/C outdoor unit coils show signs of deterioration and denting. Thiscan reduce the system efficiency or damage the system. A licensed HVACcontractor is recommended to correct the outdoor unit as necessary.

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A/C Indoor Unit5. Radiant HeatingGood Main. Fair Defect N/I

XObservations:• The liquid propane gas fireplace is located in the living room.• A gas log fireplace was installed in the wood burning fireplace. Thefireplace was tested and appeared functional. I recommend asking theowner for the installation instructions and confirming that the system wasproperly installed.• The electric baseboard heat is located in the master bedroom, in the masterbathroom and in the sunroom.• The electric baseboard heaters appeared to function properly. This type ofheating system can get very hot during operation so it is very important thatno curtains, furniture or any other combustible material be in contact or closeto the heaters.• The electric radiant floor heat is located in the office.• The electric radiant floor heat appeared to function properly during theinspection.

6. HVAC Distribution ConditionGood Main. Fair Defect N/I

XMaterials: Galvanized steel ducting • Insulated flexductObservations:• The condition of the interior of the ducting was not determined and is notpart of the home inspection. Hidden damage may exist.• The main HVAC supply and return ducting may not be properly sized tocondition the house evenly. Conditioning to the top floor may be restrictedduring cooling season and conditioning to the bottom floor may be restrictedduring heating season.• Gaps and openings were noted in the ducting in various locations. Alicensed HVAC contractor is recommended to seal all openings in the ductingas necessary.• Duct tape was used to secure some of the HVAC ducting. This is not aproper repair and is vulnerable to deterioration. A licensed HVAC contractoris recommended to correct the ducting as necessary.• Some of the supply ducting in the in-law attic is not insulated and isvulnerable to energy loss. A licensed HVAC contractor is recommended toreplace the missing insulation.

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7. Thermostat ConditionGood Main. Fair Defect N/I

XLocation: the den (main house HVAC system) • In-law hall (in-law HVACsystem)Observations:• The thermostats appear functional.

8. Water Heater MaintenanceMaintenance: The probability that the water heating system will requirerepairs or replacement in the next 5 years is high.System type: Liquid propane, powervent • Electric

9. Water HeaterGood Main. Fair Defect N/I

XObservations:• The electric water heaters are located at the northeast and southwestcorners of the basement. Both of these systems are 50 gallons.• The propane water heater is located under the in-law stairs in the garage.• The southwest basement water heater thermostat is set too high. Thiscreates a potential scald hazard and can waste energy. I recommendlowering the temperature at the water heater thermostat.• The garage water heater TPR valve extension pipe material is not rated forthis type of use and may be vulnerable to melting temperatures. This cancreate a potential hazard. A licensed plumber is recommended to replacethe discharge pipe with a proper material.

In-law Water Heater Southwest Water Heater

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Northeast Water Heater10. Combustion Venting ConditionGood Main. Fair Defect N/I

XAppliances: Gas furnace • Gas water heater • Electric dryerObservations:• The visible portions of the gas furnace and water heater vent pipingappears to be in serviceable condition.• I recommend cleaning the dryer exhaust ducting periodically to preventexcessive lint buildup.• A flexible dryer vent was installed at both dryers. This type of vent cancreate a potential fire hazard. A licensed contractor is recommended toreplace the existing dryer vent with a hard metal dryer vent.

11. Combustion AirGood Main. Fair Defect N/I

XObservations:• The combustion air source for both heating systems appears serviceable.• The combustion air source for the propane water heater appears to beseverely restricted when the door to the utility closet is closed (nocombustion air vents were visible). This can create a potential carbonmonoxide hazard. A licensed HVAC contractor is recommended to correctthe combustion air source for the water heating system.

12. Exhaust System ConditionGood Main. Fair Defect N/I

XType: Exhaust fan • Unvented range hood • Microhood • Openable windowsLocation: Kitchens • BathroomsObservations:• The kitchen exhaust ducting was not fully visible so I was unable todetermine if the exhaust fan vents to the exterior of the house. Hiddendamage may exist.• The bathroom exhaust ducting terminates in the attic. Exhaust fans ventinginto the attic can increase the risk of moisture damage or bio-organic growthin the attic. A licensed roofer is recommended to run the exhaust ducting tothe exterior of the house.

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13. Filter ConditionGood Main. Fair Defect N/I

XLocatiaon:• Inside the air handler cabinet at the main house HVAC system.• Inside the vent grills in the in-law bedroom and kitchen.Observations:• A washable filter was installed in the main house HVAC system. Thesetype of filters are difficult to maintain. I recommend replacing the washablefilter with a disposable filter and replacing the filter every month or cleaningthe existing filter monthly.• The 1” type air filters at the in-law HVAC system should be replacedmonthly.• The filters were dirty at both HVAC system and may restrict the return airflow. This can damage the HVAC systems. A licensed HVAC contractor isrecommended to evaluate and clean the systems. The filter should bereplaced immediately.

14. Condensate LineGood Main. Fair Defect N/I

XSystem:• Main house furnace• Air conditioner• Heat pumpObservations:• The condensate line drains to a hole in the basement slab. This can add atremendous amount of moisture to the basement and can damage the slab.A licensed HVAC contractor is recommended to run the condensate line to amore suitable location as necessary.• An overflow pan and secondary condensate drain pipe were installed at thein-law HVAC system.• The secondary condensate drain at the in-law A/C drains into the attic. Alicensed HVAC contractor is recommended to run the condensate drainpiping to the exterior of the house.

Secondary A/C Condensate Drain Pipe Terminates in the Attic

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Interior Components The "Common Areas" is an overview of the condition of the interior components of the houseincluding the interior walls and ceilings, the windows and doors and the floor coverings. Within theseareas the inspector is performing a visual inspection and will report visible damage, wear and tearand moisture problems if visible. Personal items in the structure may prevent the inspector fromviewing all areas on the interior.

1. Exterior Door ConditionGood Main. Fair Defect N/I

XExterior Door Type: Swinging door • Sliding glass door • Bilco doors tobasementObservations:• Double cylinder deadbolt locks were installed at multiple exterior doors.This creates a potential hazard in the event of an emergency. A licensedcarpenter is recommended to replace the double cylinder locks with singlecylinder locks. The master bedroom exterior door was not tested becausethe door was locked at the time of the inspection. Hidden damage may exist.• The bilco door shows signs of corrosion and deterioration. The door maybe nearing the end of its expected life. A licensed contractor isrecommended to repaint or replace the bilco doors as necessary.• The in-law living room exterior door is difficult to lock. A licensed carpenteris recommended to correct or replace the door hardware as necessary.

2. Interior Door ConditionGood Main. Fair Defect N/I

XInterior Door Type: Swinging door • Pocket door • Bi-fold doorObservations:• The interior doors do not latch properly in various locations. A licensedcarpenter is recommended to evaluate and correct the interior doors asnecessary.• The interior doors are damaged in multiple locations. A licensed carpenteris recommended to repair or replace the damaged interior doors asnecessary.

3. Wall/Ceiling ConditionGood Main. Fair Defect N/I

XInterior Wall Materials: Drywall • PanelingCeiling Materials: Drywall • Popcorn • Paneling • Ceiling tileObservations:• Access to the walls was partially restricted - stored items blocked access tosome of the interior walls. Recommend complete evaluation of the interiorwalls after all of the stored items are removed and prior to settlement.• Popcorn type ceilings were noted in various locations. This type of ceilingcovering may contain asbestos - a licensed environmental testing companyis recommended to test the ceiling for asbestos.• The interior walls and ceilings show signs of typical wear and tear includingmarks, holes and damage. A licensed contractor is recommended to fullyevaluate interior walls and ceilings and repair any deterioration as necessary.• Common cracking was noted in various locations throughout the house.This is typically caused by minor settlement. A licensed drywall finisher isrecommended to fully evaluate and repair the cracked wall coverings asnecessary.

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4. Window ConditionGood Main. Fair Defect N/I

XWindow Type: Fixed skylight • Vinyl, double hung, multiple-pane windows •Wood, double hung, multiple-pane windows • Wood, fixed, multiple-panewindows • Greenhouse windowObservations:• The windows throughout the house appear to be aging and show signs ofdeterioration. Some of the windows are difficult to open and lock. Thescreens are damaged or missing in multiple locations. The windows weredirty at the time of the inspection so I was unable to confirm if any of thethermoseals in the windows have failed. The windows may be nearing theend of their expected lifespan. I recommend budgeting for replacement.• The window sash is rotting at one of the windows in the in-law living room.The windowpane is broken at one of the in-law kitchen windows. Thewindowpane is cracked at the window in bedroom 2. A licensed carpenter isrecommended to repair or replace the damaged windows as necessary.

5. Flooring ConditionGood Main. Fair Defect N/I

XFlooring Materials: Carpeting • Ceramic tiles • Laminate flooring • WoodflooringObservations:• The floor coverings were not completely visible at the time of the inspectionbecause access was blocked by stored items. I recommend a completeevaluation of all of the floor coverings after all stored items and area rugs areremoved and prior to settlement.• The flooring is not level in various locations throughout the house. This iscommon in older homes and is usually cosmetic. Leveling the flooring canget expensive so a licensed carpenter is recommended to evaluate theflooring if you plan on leveling the flooring.• The flooring is squeaky in various locations throughout the house. This iscommon in older homes and is usually cosmetic. A licensed carpenter isrecommended to evaluate flooring if you would like to eliminate the squeakyflooring.• Cracking was noted in the tile floor covering in the master bathroom. Thismay be an indication of inadequate subfloor or tile installation. A licensedcarpenter is recommended to evaluate and repair/replace the floor coveringand subflooring as necessary.• Gaps were noted in the dining room wood flooring. A licensed carpenter isrecommended to correct the flooring as necessary.

6. Cabinet ConditionGood Main. Fair Defect N/I

XMaterials: Bathrooms • Kitchens • Laundry roomObservations:• The cabinets appear to be in serviceable condition.

7. CountertopsGood Main. Fair Defect N/I

XMaterials: Laminate • Solid surface • TileObservations:• The counter shows signs of moderate wear and deterioration in the in-lawkitchen. I recommend budgeting for replacement.

8. Interior StairsGood Main. Fair Defect N/I

XObservations:• The interior stairs and handrails appear to be in serviceable condition.

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Appliances Typical appliances in a house may include but are not limited to a range, dishwasher, disposal,refrigerator, washer, dryer and/or other appliances. The fixed appliances are evaluated as part of thehome inspection unless otherwise noted. The movable appliances are not evaluated as part of thehome inspection including but not limited to the refrigerator, washer and dryer. A qualifiedprofessional is recommended to evaluate any of the movable appliances as needed.

1. RangeGood Main. Fair Defect N/I

XMaterials: Propane range (in-law) • Electric range (main house)Observations:• An anti-tip bracket does not appear to be installed at the in-law range. Thiscreates a potentially dangerous condition. A licensed carpenter isrecommended to add a proper anti-tip bracket at the range.

2. Garbage DisposalGood Main. Fair Defect N/I

XObservations:• A private septic system is located at the property. Using a disposal is notrecommended with a private septic system. A licensed plumber isrecommended to remove both disposals.• Both of the disposals were unplugged and were not evaluated. Hiddendamage may exist.

3. DishwasherGood Main. Fair Defect N/I

XObservations:• Both dishwashers were tested and appeared serviceable at the time of theinspection.

4. MicrowaveGood Main. Fair Defect N/I

XObservations:• The built-in microwave oven in the kitchen was tested using normaloperating controls. The unit appears to be operating properly. Leaks and/orefficiency testing are beyond the scope of this inspection.

5. Washing MachineGood Main. Fair Defect N/I

XObservations:• The washing machines were not tested or evaluated as part of the homeinspection. Hidden damage may exist.• The laundry area water supply and waste piping were not tested during thehome inspection. Hidden damage may exist.• The laundry areas are located in finished areas. These areas arevulnerable to potential damage from leaks at the washing machines. It ishighly recommended that the water be shut off to the washing machines afterevery use, an overflow pans be added under the washing machines and“Flood Stop” shutoff valves (a device that will shut water off to the washingmachine if it detects moisture) be added to the overflow pans.

6. DryerGood Main. Fair Defect N/I

XFuel Source: The main house dryer fuel source is electric. • The in-law dryerfuel source is propane.Observations:• The dryers were not tested or evaluated as part of the home inspection.Hidden damage may exist.• A 240V dryer outlet was located in the main house laundry area andappears to be in serviceable condition.• A proper gas shut off valve was located in the in-law laundry area.

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7. Additional AppliancesGood Main. Fair Defect N/I

XType: Interior stair chair liftObservations:• The stair lift at the in-law stairs were not evaluated as part of the homeinspection. Hidden damage may exist. I recommend that the lift beevaluated by a qualified professional prior to settlement.

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Environmental Concerns Environmental –General Information

Radon Gas:Radon gas naturally occurs in our environment. Radon gas is a class A carcinogen and is the second leadingcause of lung cancer, after smoking. The U.S. Environmental Protection Agency (EPA) and the SurgeonGeneral strongly recommend taking further action when the home’s radon test results are 4.0 pCi/L or greater. The national average indoor radon level is about 1.3 pCi/L. The higher the home’s radon level the greater thehealth risk to you and your family. Reducing your radon levels can be done easily, effectively and fairlyinexpensively. Even homes with very high radon levels can be reduced below 4.0 pCi/L. For furtherinformation about radon please visit www.epa.gov/radon. The EPA and ARTI Home Inspections, LLCstrongly recommend testing all homes for the presence of radon gas. Lead Paint (prior to 1978):Lead based paint was common in use until about 1974. According to the Federal Department of Housing andUrban Development, a lead hazard can be present in a house built on or before 1978. It is believed that theprimary danger would be to small children who may somehow ingest chips of lead based paint. For furtherinformation regarding lead based paint please visit www.hud.gov/offices/lead. Asbestos:Asbestos is a fibrous material that was used in many building materials. The asbestos fibers can cause cancerand other types of lung disease if inhaled. Asbestos can only be identified by laboratory analysis therefore itsidentification is beyond the scope of the inspection. For further information regarding asbestos please visitwww.epa.gov/asbestos. Urea Formaldehyde (Foam Insulation):U.F.F.I. became popular as a residential retrofit insulation in the mid 1970’s. It was banned in the U.S.A. in1982, then the ban was lifted. Formaldehyde gas usually dissipates with time and proper ventilation. However, this gas is known to be a respiratory irritant, particularly to younger and older people. The EPA hasnot adopted any standards as to harmful levels of formaldehyde gas however it does caution exposure. Note:various other countries consider exposure to this gas harmful in concentrations of one-fiftieth of the amountsconsidered safe by the EPA. Consult with your inspection service for additional information. Mold:Mold, mildew and indoor or outdoor air quality concerns can be found in many environments and may beespecially prevalent in the event that the home inspection report discloses evidence of moisture or waterpenetration –whether active or inactive anywhere within the property. The identification or detection of anymold, mildew and/or indoor/outdoor air quality is beyond the scope of the inspection. No fee is being chargedto the costumer for inspection of any mold, mildew and/or indoor/outdoor air quality and no such inspectionwill be performed by this company. This company is not an expert in the inspection for or detection of mold,mildew and/or indoor/outdoor air quality. This company’s insurance coverage expressly excludes coverage forinspection and detection of any mold, mildew and/or indoor/outdoor air quality. This company cannot and willnot offer any representations, guarantees or warranties of any kind, written or oral, that the property is freefrom any mold, mildew and/or indoor/outdoor air quality concerns. Inspection for mold, mildew and/orindoor/outdoor air quality should be performed, detected and evaluated by a specialist of the customer’schoice. For further information regarding mold please visit www.epa.gov/mold.

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Photos

Front of House South Side of House

North Side of House Rear Side of House

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Bedroom 2 Bedroom 3

Bathroom 2 Bedroom 4

Master Bedroom Master Bathroom

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Living Room Dining Room

Kitchen Laundry Area

Sunroom Office

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Den Bathroom 3

Mudroom In-law Kitchen

In-law Living Room In-law Bedroom

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In-law Bathroom 1 In-law Laundry Area

In-law Bathroom 2 Family Room

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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningAFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

Combustion Air The ductwork installed to bring fresh outside air to the furnaceand/or hot water heater. Normally, two separate supplies of airare brought in: one high and one low.

DWV In modern plumbing, a drain-waste-vent (or DWV) is part of asystem that removes sewage and greywater from a building andregulates air pressure in the waste-system pipes, facilitating flow.Waste is produced at fixtures such as toilets, sinks and showers,and exits the fixtures through a trap, a dipped section of pipe thatalways contains water. All fixtures must contain traps to preventsewer gases from leaking into the house. Through traps, allfixtures are connected to waste lines, which in turn take thewaste to a soil stack, or soil vent pipe. At the building drainsystem's lowest point, the drain-waste vent is attached, and rises(usually inside a wall) to and out of the roof. Waste is removedfrom the building through the building drain and taken to asewage line, which leads to a septic system or a public sewer.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves

Valley The internal angle formed by the junction of two sloping sides ofa roof.