CRI Real Estate Inspections, LLC - Lake Arrowhead Home ... · CRI Real Estate Inspections, LLC...

CRI Real Estate Inspections, LLCResidential Inspection Report

Cover Page

824 Zurich Rd, Lake Arrowhead CA, 92352Inspection prepared for: Dennis Kline

Agent: Bud McHarg - Arrowhead Resort Realty

Inspection Date: 1/9/2012 Time: 9:00 am Age: 1971 Size: 1234

Weather: Sunny

Inspector: Jeremy JohnsonNACHI ID:07112108*IAC2-01-3527*B968817CA

Lake Arrowhead, CA 92352

Email: [email protected]

CRI Real Estate Inspections, LLC 824 Zurich Rd, Lake Arrowhead, CA

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Summary Residential Inspection ReportSummary Residential Inspection Report

CRI will provide you with a preview of the components and conditions that need service or a secondopinion, as well as normal maintenance issues. The property is in fair condition, but as with allproperties, there are items which will need repair. We will list the three most prominent issues withinthe body of this report, which will directly impact the occupancy of this property. First, there aremultiple moisture stains are present, which indicate the deck above is leaking or has leaked into thecrawlspace and house and we recommend service at the decks water proofing system. In addition,there are moisture stains at several pluming penetrations, which indicate priormoisture damages and we recommend further evaluation by a licensed plumbing contractor andrepair as needed. In addition, there is visible mold growth present beneath the flashing active leaks.Next, the color of the water coming from the plumbing is brown and is laced with a heavy amount ofrust and dirt. CRI recommends the remaining galvanised pipes be replaced and the system beflushed prior to occupancy. Rust and reduction in water pressure will be an ongoing issue until thehome is repiped with an alternative material. Last, We ave found mold within the bathroom master,crawlspace, and at the entry to the living room and we recommend remediation and repair. In total,and with CRI's extensive experience in construction and home repair, we ESTIMATE that theimmediate repairs for the items outlined in blue font, within the following summary section of thisreport, would range from $6,500 to $7,200, not including any termite repairs, aesthetic, associationcontrolled items, pool repairs, and is dependent on replacement and/or repair methods and for onlystandard materials. Of course this is only an opinion and prices can increase or decrease due tounforeseen complications during repairs. The remaining items consist of suggestions in regards tonormal procedures and what CRI feels to be minor repairs. The items and suggestions should befollowed accordingly. Again, please feel free to call me any time with questions in regards to a listedor non listed item. Significant items needing service will be listed in the summary report with attachedphotos. Although, there are other important but easily rectified items and informative issues inregards to safety upgrades or maintenance repairs that can be found in the full report section to helpassist you in becoming more familiar with your home. PLEASE READ THE ENTIRE REPORT. Inrecommending service, we have fulfilled our contractual obligation as generalists, and thereforedisclaim any further legal responsibility in regards to upcoming and/or unforeseen issues. Sincerely, Jeremy Johnson NACHI IAC2 CMIPresident/InspectorCRI Inspection and Consulting Services, LLCwww.RiversideHomeInspection.bizJeremy@RiversideHomeInspection.biz951-751-5360Exterior ComponentsPage 7 Item: 7 Observations @

Windows andDoors

• Recommend tempered glass be installed where the window islocated along the path of the exterior stairs as required.

Page 8 Item: 10 Observations atWood or MasonryDecks

• Blocked or no drainage. In addition, damaged joists are presentand should be reinforced.

Page 9 Item: 11 Observations withSteps andHandrails

• The stairs at the left elevation have support posts which are nolonger functional and should be serviced prior to use.• Damaged steps at rear elevation steps and we recommend service.

Raised Foundation


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Page 12 Item: 4 Cripple Walls • Multiple moisture stains are present, which indicate the deck aboveis leaking or has leaked into the crawlspace and we recommendservice at the decks water proofing system. In addition, there aremoisture stains at several pluming penetrations, which indicate priormoisture damages and we recommend further evaluation by alicensed plumbing contractor and repair as needed.• Visible mold growth present beneath active leaks

Page 13 Item: 8 Post and Girders • earth to wood contact will cause rapid deterioration and werecommend service.

Page 14 Item: 11 FoundationElectrical

• Exposed connections, which will not contain random arcing. Thisis a fire hazard and should be serviced.• The circuits within the crawlspace, should be ran inside of aprotective conduit to prevent injury and misuse as required.

Electrical MainPage 16 Item: 1 Electrical Panel • An FPE or Federal Pacific Electric and or GTE Zinsco Sylvania

panels and circuit breakers are present within this system. Thesetypes of panels will appear to "work just fine" in passing alongcurrent to the circuit it feeds, until there is an overcurrent, shortcircuit, or similar condition. When those exceptional conditionsoccur, this equipment has been know to fail and not protect thecircuit by shutting itself off or tripping, which causes overheatingand fires, in some cases at a failure rate around 60% of the time. Itis estimated the normal industry failure rate on circuit breakers isless than .01%.

CRI Recommends that this panel is removed and replaced with amore current system that include all relevant safety features that arerequired in today's electrical system.

Page 16 Item: 5 Breakers • 30 amp breaker is present at the panel and is serviced by a 12gauge wire, which undersized and should be further evaluated by alicensed electrician.

Page 16 Item: 9 WiringObservations

• There are multiple circuits inserted into one breaker at multiplelocations. This condition can overload the breaker and should becorrected by a licensed electrician.

Gas / WaterPage 17 Item: 1 Unit Plumbing • There is additional copper pipes that are surface mounted located

beneath the home at the exterior wall and will be prone to freezing.We recommend the plumbing lines be insulated to help minimizethe affect.• The color of the water is brown and is laced with a heavy amountof rust and dirt. CRI recommends the remaining galvanised pipes bereplaced and the system be flushed prior to occupancy. Rust andreduction in water pressure will be an ongoing issue until the homeis repiped with an alternative material.

Water HeaterPage 20 Item: 3 Water Heater

Condition and Age• did not operate/red tagged for venting issues.

Page 21 Item: 10 Venting • missing screws at connections• loose connections• does not vent properly

Heat/AC


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Page 22 Item: 6 Venting • dose not vent properly and we recommend evaluation by a licensedhvac contractor.• The heat vent includes a Transite pipe, which is know to containasbestos and although they are safe and work accordingly, unlessincorrectly serviced or removed. We recommend they are replacedbecause there are so highly litigated, with a double wall metal Bvent which has the clearance of 6" from combustible material andeasily installed.

Page 22 Item: 7 Filters • The return air filter is missing and the interior of the return airsystem is in poor condition and not properly sealed and werecommend service and further evaluation by a licensed HVACcontractor.

Page 23 Item: 12 DuctingObservations

Beginning to rust in areas where duct is installed touching dirt andmissing insulation and we recommend repair

FireplacePage 24 Item: 2 Common Fireplace

ObservationsThe hearth and the interior combustion chamber are significantlydamaged and we recommend further evaluation by a licensedfireplace contractor for repair.

Page 24 Item: 4 Chimney Flashing • Recommend sealant at the wall flashing to stack, moisturedamages are present at the interior of bedroom master and should beserviced.

Interior AreasPage 26 Item: 5 Floor Condition • There are moisture damages present at the opening of the door

located off the entry french doors and we recommend furtherevaluation and service.

Page 27 Item: 8 Lights @ InteriorAreas

• Light did not respond at rear entry and no power was measured atthe switch location at the rear exterior door and we recommendfurther evaluation and service.

Page 27 Item: 10 Detectors • none• Recommend the installation of mandated carbon monoxidedetectors.

KitchenPage 28 Item: 6 Faucet Leaking at fittingsPage 28 Item: 9 Garbage Disposal • Water proof grommet missing where electrical wire has been

replaced and inserted in the bottom of the disposalPage 29 Item: 11 Vent Condition • loose connection in cabinetPage 29 Item: 13 Microwave • damaged recommend replacement. In addition, display did not

function.Page 29 Item: 15 Outlets at Kitchen • Reversed neutral at backsplash outletBedroomsPage 30 Item: 4 Wall Condition • blistered paint due to excessive moisture within the wall behind the

fire place stackPage 30 Item: 6 Lights • Open junction box / exposed wiring at the master bedroomBathroomPage 31 Item: 3 Floor Condition • We recommend that the carpet in the upstairs bathroom be

replaced with a non cellulose material, such as tile or stone.• Mold and damages are present under master bathroom carpet,recommend remediation

Page 31 Item: 4 Wall and CeilingObservations

• Fungus growth is present at the base of bathroom two and werecommend remediation


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Page 32 Item: 7 Sink Faucet, Trap& Drain and Valves& Connectors

• Did not function due to blocked pipes and fixtures at the masterbathroom

Page 32 Item: 8 Tub/ShowerObservations

• Due to a heavy amount of rust and debris the shower upstairs didnot function and should be serviced prior to occupancy

Page 32 Item: 9 Toilets • The toilets are loose on the floor which has caused the wax seal todeteriorate/ We recommend that the toilet be serviced at bothbathrooms

Page 32 Item: 10 Heating • heat lamp did not function


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I. Exterior Components

General Exterior Notes: It is important to maintain a property, including painting or sealingwalkways, decks, and other hard surfaces, and it is particularly important to keep the building wallssealed, which provide the only barrier against deterioration and moisture penetration. Unsealedcracks around windows, doors, and thresholds can permit moisture intrusion, which is the principlecause of the deterioration of any surface.

1. Site ObservationsGood Fair Poor N/A None

XConditons:• Given the age of the residence, asbestos and lead-based paint could be present. Infact, any residence built before 1978 should not be assumed to be free from these andother well-known contaminants. Residences built around 1979 should also be suspectdue to numerous companies trying to use up thier products with asbestos with littleto no methods in place for regulation of the use of left over materials.

2. Drainage and Grading IssuesGood Fair Poor N/A None

XMethod:• Soil percolation.Elevations:• There is adequate difference between the exterior and interiorObservations:• There is no effective drainage method and water will pool during prolonged rainevents, although a drainage system can be easily added.• We recommend the installation of a system of swales to carry water from the rearof the home around to the front. In areas, grade has been placed over the finish wall,which will cause deterioration to the surface and may allow moisture intrusion. Asmall adjustment in grade in various locations will minimize deterioration andprolong the homes exterior.• Loose and unstable soil is present, caused by rodent activity and will have an affecton the stability of the slope.• Recommend a retaining system at the front elevation slope to prevent furtherdeterioration and erosion• Planters will trap water within the planters causing deterioration of the masonrycomponents and we recommend adding a method of drainage.

Recommend a retaining system at the frontelevation slope to prevent further deterioration and

erosion

Planters will trap water within the planters causingdeterioration of the masonry components and we

recommend adding a method of drainage.


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3. SprinklersGood Fair Poor N/A None

XObservations:• There are missing or broken sprinklers.• PVC that is exposed to direct sun light will deteriorate more rapidly and should bepainted or covered.

4. Landscaping IssuesGood Fair Poor N/A None

X • We recommend keeping vegetation a minimum 12" away from the foundation ofthe home to minimize adverse affects.• Due to the rural location of the property we recommend strictly following therecommendations by the local fire department on the required distance you shallkeep vegetation from a structure.• The landscaping is in need of service due to the lack of proper maintenanceObservations:• We are not arborists and cannot comment on large trees and there affect on theproperty.

5. Condition of Fencing, Walls and GatesGood Fair Poor N/A None

X

6. Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: concreteasphaltObservations:• Damaged and sunken areas are present and need to be maintained

Damaged and sunken areas are present and need to be maintained


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7. Observations @ Windows and DoorsGood Fair Poor N/A None

XWindow materials: AluminumWoodSingle PaneDoor materials: Entry WoodObservations:• Recommend weatherstripping maintenance at all exterior doors• Windows located within 2' of a door are recommended to be comprised oftempered glass.• Recommend tempered glass be installed where the window is located along thepath of the exterior stairs as required.

8. Exterior ElectricalGood Fair Poor N/A None

XObservations:• No recommended Service

9. Exterior Outlets and LightsGood Fair Poor N/A None

XObservations:• Functional• Seal exterior fixtures.• loose fixtures• recommend GFCI upgrade

Seal exterior fixtures. loose fixtures10. Observations at Wood or Masonry DecksGood Fair Poor N/A None

XMaterials: WoodObservations:• Loose handrail recommend service.• Blocked or no drainage. In addition, damaged joists are present and should bereinforced.


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Blocked or no drainage. In addition, damaged joists are present and should be reinforced.11. Observations with Steps and HandrailsGood Fair Poor N/A None

XMaterials: WoodConcrete stepsObservations:• There should be a handrail installed where there is three or more risers.• The unequal treads could prove to be a trip hazard at the entry steps and care shouldbe taken• The handrail is below 36" and care should be taken at the second floor deck. Inaddition, there are multiple loose and damaged components at all locations• Posts, which support the exterior railings and steps are installed in dirt or concreteand will be prone to rapid deterioration• Damaged and missing pickets at landing right elevation• The stairs at the left elevation have support posts which are no longer functionaland should be serviced prior to use.• Damaged steps at rear elevation steps and we recommend service.

There should be a handrail installed where thereis three or more risers.

The stairs at the left elevation have support postswhich are no longer functional and should be

serviced prior to use.


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II. Exterior Finish

The handrail is below 36" and care should be taken at the second floor deck. In addition, there aremultiple loose and damaged components at all locations

1. House Wall Finish ObservationsGood Fair Poor N/A None

XType of finish:• SidingObservations:• The house finish is acceptable.• Seal separations to prevent further deterioration.• Penetrations should be sealed as part as proper maintenance

Seal separations to prevent further deterioration.2. Fascia and Trim ObservationsGood Fair Poor N/A None

XMaterials: WoodObservations:• Seal separations as part of normal maintenance.• Sections of the fascia board or wood trim are weathered


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III. Roof

IV. Attic

3. Wall FlashingsGood Fair Poor N/A None

XObservations: There has been several penetrations made, where devices have beenadded and were never properly flashed to prevent moisture intrusion

There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglassmaterials impregnated with mineral granules or reflective rock that are designed to deflect thedeteriorating ultra-violet rays of the sun. The commonest of these roofs are warranted bymanufacturers to last from twelve to twenty-five years, and are typically guaranteed against leaks bythe installer for three to five years. The actual life of the roof will vary, depending on a number ofinterrelated factors besides the quality of the material and the method of installation. However, thefirst indication of significant wear is apparent when the granules begin to separate and leavepockmarks or dark spots. This is referred to as primary decomposition, which means that the roof isin decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shinglesand to the field shingles on the south facing side. This does not mean that the roof needs to bereplaced, but that it should be monitored more regularly and serviced when necessary. Regularmaintenance will certainly extend the life of any roof, and will usually avert most leaks that onlybecome evident after they have caused other damage.

1. Roof ConditionGood Fair Poor N/A None

XRoof Information:• The roof has been replaced within the last 3 to 5 yearsType of material:• asphalt shinglesObservations:• No recommended service

2. FlashingGood Fair Poor N/A None

XObservations:• Functional• The valleys are holding debris which should be cleaned.• The roof penetrations need to be sealed as part of regular maintenance

3. Sky LightsGood Fair Poor N/A None

XObservations:• none

4. Vent CapsGood Fair Poor N/A None

X

5. Rain Gutter ObservationsGood Fair Poor N/A None

XMaterials: NoneObservations:• There are no gutters on the residence, which are recommended for the generalwelfare of the residence and its foundation, inasmuch as moisture is a perennialproblem.


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V. Foundation

VI. Raised Foundation

1. Access ObservationsGood Fair Poor N/A None

Location: The access is located off the secondary bedroomObservations:• The entire attic was unable to be viewed due to clearance restrictions.• No lid present and irregular hole present, which appears to be a type of an access.

2. Structure ObservationsGood Fair Poor N/A None

Materials:• The walls are conventionally framed with wooden studs.• The floor structure consists of posts piers girders and joists sheathed with plywoodor diagonal boards.

• The ceiling structure consists of standard joists.Observations:• Functional

1. Type of Slab FoundationMaterials: The floor structure consists of a poured slab that includes reinforcingsteel that was specified by a structural engineer.

2. Garage Slab FoundationGood Fair Poor N/A None

XObservations:• No recommended service.

3. Foundation and Stem WallsGood Fair Poor N/A None

XObservations:• We evaluated the slab foundation examining the stem walls and any exposedsurface.• We found no evidence of any abnormalities.

4. Anchor BoltsGood Fair Poor N/A None

XObservations:• present

1. ObservationsGood Fair Poor N/A None

XMaterials: The raised foundation is relatively new and meets commonly acceptedstructural standards.Observations:• There is efflorescence on the stem walls of the raised foundation that confirmsmoisture penetration and we recommend a weatherstripping system be installed atthe exterior door

2. Method of EvaluationMaterials: We evaluated the raised foundation by accessing and evaluating thecomponents within the crawlspace


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3. Foundation WallsGood Fair Poor N/A None

XObservations:• Functional

4. Cripple WallsGood Fair Poor N/A None

XObservations:• present• Multiple moisture stains are present, which indicate the deck above is leaking orhas leaked into the crawlspace and we recommend service at the decks waterproofing system. In addition, there are moisture stains at several plumingpenetrations, which indicate prior moisture damages and we recommend furtherevaluation by a licensed plumbing contractor and repair as needed.• Visible mold growth present beneath active leaks

Visible mold growth present beneath active leaks5. VentilationGood Fair Poor N/A None

XObservations:• functional

6. Vent ScreensGood Fair Poor N/A None


7. Access PanelGood Fair Poor N/A None

XObservations:• Door to foundation should be weather sealed.


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Door to foundation should be weather sealed.8. Post and GirdersGood Fair Poor N/A None

XObservations:• Door openings not framed correctly at interior walls• earth to wood contact will cause rapid deterioration and we recommend service.

earth to wood contact will cause rapid deterioration and we recommend service.9. Sub FlooringGood Fair Poor N/A None

XObservations:• There are stains or moisture damage on the sub-floor beneath the kitchen areas,which is a normal occurence and no active water leaks were noted at the time of ourinspection.


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There are stains or moisture damage on the sub-floor beneath the kitchen areas, which is a normaloccurence and no active water leaks were noted

at the time of our inspection.10. Anchor BoltsGood Fair Poor N/A None


11. Foundation ElectricalGood Fair Poor N/A None

XObservations:• Recommend GFCI at outlet locations• Exposed connections, which will not contain random arcing. This is a fire hazardand should be serviced.• The circuits within the crawlspace, should be ran inside of a protective conduit toprevent injury and misuse as required.

The circuits within the crawlspace, should be raninside of a protective conduit to prevent injury and

misuse as required.

Exposed connections, which will not containrandom arcing. This is a fire hazard and should be

serviced.


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VII. Electrical Main

12. Foundation PlumbingGood Fair Poor N/A None

XObservations:• At the front left side of the crawl space copper supply lines are supported bygalvanized or steel supports. This method of installation causes electrolysis; which isa condition that causes corrosion and deterioration of the connections due to thecontact of dissimilar metals and we recommend service.• uninsulated copper present at exterior walls

1. Electrical PanelGood Fair Poor N/A None

XMain Panel Location: rear of structureSub-panel Location: NoneObservations:• The panel is installed correctly and is free of defects• An FPE or Federal Pacific Electric and or GTE Zinsco Sylvania panels and circuitbreakers are present within this system. These types of panels will appear to "workjust fine" in passing along current to the circuit it feeds, until there is an overcurrent,short circuit, or similar condition. When those exceptional conditions occur, thisequipment has been know to fail and not protect the circuit by shutting itself off ortripping, which causes overheating and fires, in some cases at a failure rate around60% of the time. It is estimated the normal industry failure rate on circuit breakers isless than .01%.

CRI Recommends that this panel is removed and replaced with a more currentsystem that include all relevant safety features that are required in today's electricalsystem.

An FPE or Federal Pacific Electric and or GTE Zinsco Sylvania panels and circuit breakers arepresent within this system. These types of panels will appear to "work just fine" in passing along

current to the circuit it feeds, until there is an overcurrent, short circuit, or similar condition. Whenthose exceptional conditions occur, this equipment has been know to fail and not protect the circuit by

shutting itself off or tripping, which causes overheating and fires, in some cases at a failure ratearound 60% of the time. It is estimated the normal industry failure rate on circuit breakers is less than

.01%.

CRI Recommends that this panel is removed and replaced with a more current system that includeall relevant safety features that are required in today's electrical system.


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VIII. Gas / Water

2. Sub-panelGood Fair Poor N/A None

X

3. Main Amp BreakerGood Fair Poor N/A None

XObservations:• 100 amp

4. Breakers in off positionGood Fair Poor N/A None

XObservations:• 0

5. BreakersGood Fair Poor N/A None

XBreaker Type: GTE Zinsco SylvaniaObservations:• 30 amp breaker is present at the panel and is serviced by a 12 gauge wire, whichundersized and should be further evaluated by a licensed electrician.

6. FusesGood Fair Poor N/A None

Materials: None visible

7. Cable FeedsGood Fair Poor N/A None

XObservations:• overhead-The service entrance mast weather head and cleat are in acceptablecondition

8. The Panel is Grounded at:Description: Unable to locate grounding method

9. Wiring ObservationsGood Fair Poor N/A None

XMaterials:• Copper-RomexObservations:• Numerous ground wires are secured under one lug, which is not recommended andshould be serviced.• There are multiple circuits inserted into one breaker at multiple locations. Thiscondition can overload the breaker and should be corrected by a licensed electrician.


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1. Unit PlumbingGood Fair Poor N/A None

XMaterials:• There are galvanized pipes in the original portion of the house and copper in theadditions or remodeled areas.Observations:• Copper supply lines run through soil and concrete materials, without sleeving andwill be prone to rapid deterioration.• There is additional copper pipes that are surface mounted located beneath the homeat the exterior wall and will be prone to freezing. We recommend the plumbing linesbe insulated to help minimize the affect.• The color of the water is brown and is laced with a heavy amount of rust and dirt.CRI recommends the remaining galvanised pipes be replaced and the system beflushed prior to occupancy. Rust and reduction in water pressure will be an ongoingissue until the home is repiped with an alternative material.

2. Sewer System ObservationsGood Fair Poor N/A None

XMaterials:• We attempt to evaluate drain pipes by flushing every drain that has an active fixturewhile observing its draw and watching for blockages or slow drains, but this is not aconclusive test and only a video-scan of the main line would confirm its actualcondition.• The visible portions of the drainpipes are a modern acrylonitrile butadiene styrenetype, or ABS.Observations:• Based on industry recommended water tests, the drainpipes are functional at thistime.

3. Water Main IssuesGood Fair Poor N/A None

XLocation:• Location at right at tow of slope, front elevationObservations:• Functional

Functional4. Issues with Hose bibsGood Fair Poor N/A None

XObservations:• A majority of the hose bibs are fitted with a anti-syphon valve and are functional


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5. Issues with Gas SystemGood Fair Poor N/A None

XLocation: The gas main is located at the right side of the structureObservations:• No service recommended.• You may wish to keep a wrench at the meter, in case of a emergency

No service recommended.6. Water PressureGood Fair Poor N/A None

Xmeasurment:• 80 PSI• You should never exceed 80-90 psi as it will prematurely deteriorate the seals at allinterior plumbing fixtures• Recommend 65 psi

80 PSI7. Regulator ObservationsGood Fair Poor N/A None

X XObservations:• present


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IX. Water Heater

8. Water Shut-off Valve ConditionGood Fair Poor N/A None

XMaterials: front of structure • PlanterObservations:• Functional• difficult to operate at planter location

difficult to operate at planter location9. Observations with drains and cleanoutsGood Fair Poor N/A None

XMaterials: ABSObservations:• No recommended service

Water heaters can be expected to last at least as long as their warranty, or from five to eight years,but they will generally last longer. However, few of them last longer than fifteen or twenty years andmany eventually leak. So it is always wise to have them installed over a drain pan plumbed to theexterior. Also, it is prudent to flush them annually to remove minerals that include the calciumchloride bi-product of many water softening systems. The water temperature should be set at aminimum of 110 degrees fahrenheit to kill microbes and a maximum of 140 degrees to preventscalding.

1. BaseGood Fair Poor N/A None


2. CombustionGood Fair Poor N/A None


3. Water Heater Condition and AgeGood Fair Poor N/A None

XType; gasLocation: under structureObservations:• did not operate/red tagged for venting issues.


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4. Number Of GallonsGood Fair Poor N/A None

XObservations:• 40 gallons

5. Heater EnclosureGood Fair Poor N/A None

XObservations:• None

6. Gas ValveGood Fair Poor N/A None


7. PRV ConditionGood Fair Poor N/A None

XMaterials: copperObservations:• Functional

8. PlumbingGood Fair Poor N/A None

XMaterials: copperObservations:• Missing insulation.

9. StrappingGood Fair Poor N/A None


10. VentingGood Fair Poor N/A None

XObservations:• The heat vents includes a Transite pipe, which are asbestos based and areconsidered to be safe unless disturbed. Although CRI always recommendsreplacement to a more current B vent to prevent any possiblities of a unsafe situationprogressing from the highly litigated material.• missing screws at connections• loose connections• does not vent properly


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X. Heat/AC

The heat vents includes a Transite pipe, which areasbestos based and are considered to be safe

unless disturbed. Although CRI alwaysrecommends replacement to a more current B

vent to prevent any possiblities of a unsafesituation progressing from the highly litigated

material.

does not vent properly

1. Heater ConditionGood Fair Poor N/A None

XLocation: Location: • basement/raised foundation areaType of System: The HVAC system is a:heat pumpObservations:• operated

2. Heater BaseGood Fair Poor N/A None


3. EnclosureGood Fair Poor N/A None


4. Gas ValvesGood Fair Poor N/A None


5. ThermostatsGood Fair Poor N/A None

XObservations:• functional• loose on wall


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6. VentingGood Fair Poor N/A None

XObservations:• dose not vent properly and we recommend evaluation by a licensed hvaccontractor.• The heat vent includes a Transite pipe, which is know to contain asbestos andalthough they are safe and work accordingly, unless incorrectly serviced or removed.We recommend they are replaced because there are so highly litigated, with a doublewall metal B vent which has the clearance of 6" from combustible material andeasily installed.

7. FiltersGood Fair Poor N/A None

XLocations: hall area wallObservations:• The return air filter is missing and the interior of the return air system is in poorcondition and not properly sealed and we recommend service and further evaluationby a licensed HVAC contractor.

The return air filter is missing and the interior of the return air system is in poor condition and notproperly sealed and we recommend service and further evaluation by a licensed HVAC contractor.

8. Refrigerant LinesGood Fair Poor N/A None

X

9. AC Compress ConditionGood Fair Poor N/A None

X

10. Condensation LinesGood Fair Poor N/A None

X

11. DisconnectGood Fair Poor N/A None

X


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XI. Fireplace

12. Ducting ObservationsGood Fair Poor N/A None

XMaterials: The ducts are a rigid metal type that are insulated with fiberglass.Observations: Beginning to rust in areas where duct is installed touching dirt andmissing insulation and we recommend repair

Beginning to rust in areas where duct is installed touching dirt and missing insulation and werecommend repair

13. Circulating FanGood Fair Poor N/A None

XObservations: No recommended service.

14. Observations with RegistersGood Fair Poor N/A None

XTemperature Reading: 110-115(Heat) at upstairs unitObservations:• Functional

1. Type of FireplacesType of Fireplace:• The chimney is a lined masonry type, which is the most dependable because theflue liner not only provides a smooth transition for the bi-products of combustion tobe vented beyond the residence but provides an approved thermal barrier as well.Location: Family Room

2. Common Fireplace ObservationsGood Fair Poor N/A None

XObservations: The hearth and the interior combustion chamber are significantlydamaged and we recommend further evaluation by a licensed fireplace contractor forrepair.


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The hearth and the interior combustion chamberare significantly damaged and we recommend

further evaluation by a licensed fireplacecontractor for repair.

3. Weather Cap & Spark ArrestorGood Fair Poor N/A None


4. Chimney FlashingGood Fair Poor N/A None

XObservations:• Recommend sealant at the wall flashing to stack, moisture damages are present atthe interior of bedroom master and should be serviced.

Recommend sealant at the wall flashing to stack, moisture damages are present at the interior ofbedroom master and should be serviced.

5. Flue and ChaseGood Fair Poor N/A None

XObservations:• The visible portion of the flue is in good condition. A full view is not possible


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XII. Interior Areas

6. DamperGood Fair Poor N/A None

XObservations:• Functional• Current standards require a damper stopper on the fireplace damper to preventcarbon monoxide from accumulating within the home. You may wish to install one,although it is not required. In addition we recommend the installation of a carbonmonoxide detector.

7. Ash BoxGood Fair Poor N/A None

XObservations:• Rusted• Should be cleaned

8. Fire Place DoorsGood Fair Poor N/A None


9. HearthGood Fair Poor N/A None

XObservations:• Appears to be improperly supported and we recommend service.

Appears to be improperly supported and we recommend service.10. MantelGood Fair Poor N/A None


1. Interior ObservationsGood Fair Poor N/A None

XMaterials: The living room is located off the foyer


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2. Door BellGood Fair Poor N/A None


3. DoorsGood Fair Poor N/A None

XObservations:• Hardware needs repair and adjustments at the entry door front and the rearlocations• Damaged door jamb off the rear entry and needs replacement.

4. Window ConditionGood Fair Poor N/A None

XMaterials: aluminum • wood • Single PaneObservations:• functional• loose in the frame at multiple locations

5. Floor ConditionGood Fair Poor N/A None

XMaterials: carpet • plywoodObservations:• exposed plywood off entry• There are moisture damages present at the opening of the door located off the entryfrench doors and we recommend further evaluation and service.

There are moisture damages present at the opening of the door located off the entry french doorsand we recommend further evaluation and service.

6. Interior Surface IssuesGood Fair Poor N/A None

XWall Materials:• Drywall• Wood PanelingCeiling Materials: DrywallObservations:• Minor damages are present

7. ClosetsGood Fair Poor N/A None



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XIII. Kitchen

8. Lights @ Interior AreasGood Fair Poor N/A None

XObservations:• Light did not respond at rear entry and no power was measured at the switchlocation at the rear exterior door and we recommend further evaluation and service.

9. Outlets @ Interior AreasGood Fair Poor N/A None

XObservations:• Functional• Missing Trim

10. DetectorsGood Fair Poor N/A None

XObservations:• The smoke detectors have a life span of only ten years and should be replacedaccordingly. Also the batteries should be replaced on a regular basis.• none• Recommend the installation of mandated carbon monoxide detectors.


XMaterials: vinylObservations:• worn• lifting at seams• squeaky

2. Wall and Ceiling ConditionGood Fair Poor N/A None

XObservations:• Functional• small holes within cabinet base.

3. WindowGood Fair Poor N/A None

XMaterials: aluminumObservations:• functional

4. Sink and Counter ConditionGood Fair Poor N/A None

XObservations:• Sink and Counter are functional• normal wear• Recommend sealant where back splash and counter has separated due to normalsettlement

5. Cabinets and PantryGood Fair Poor N/A None

XObservations:• Holes present within the sink cabinet base and should be serviced.• Hardware adjustments needed

6. FaucetGood Fair Poor N/A None

XObservations: Leaking at fittings


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7. Valves and ConnectorsGood Fair Poor N/A None

XObservations: The valves and connector below the sink are functional.

8. Observations for Trap and DrainGood Fair Poor N/A None

XMaterials:• ABS• RubberObservations:• Kinked dishwasher line should be serviced.

9. Garbage DisposalGood Fair Poor N/A None

XObservations:• did not operate properly and needs service.• Water proof grommet missing where electrical wire has been replaced and insertedin the bottom of the disposal

Water proof grommet missing where electrical wire has been replaced and inserted in the bottom ofthe disposal

10. Appliance ObservationGood Fair Poor N/A None

XMaterials: OvenObservations:• Anti-tip device not in place

11. Vent ConditionGood Fair Poor N/A None

XMaterials: Micro/vent comboObservations:• The exhaust pipes ridges will catch grease and are not recommended for kitchenhood exhaust. The ridges will catch grease and can create a fire risk• loose connection in cabinet


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XIV. Stairs

XV. Bedrooms

loose connection in cabinet12. DishwasherGood Fair Poor N/A None

XObservations:• older unit• loose in cabinet and should be secured.

13. MicrowaveGood Fair Poor N/A None

XObservations:• damaged recommend replacement. In addition, display did not function.

14. Lights at KitchenGood Fair Poor N/A None


15. Outlets at KitchenGood Fair Poor N/A None

XObservations:• Recommend GFCI upgrade• Reversed neutral at backsplash outlet

1. HandrailGood Fair Poor N/A None

XObservations: Beginning to loosen, will need service soon., The pickets are spacedover 4" and care should be taken to avoid issues with young children, This iscompletely acceptable for the time the home was built, but you should be aware ofrecent safety upgrades

In accordance with the standards of practice, our inspection of bedrooms includes the visuallyaccessible areas of walls, floors, cabinets and closets, and includes the testing of a representativenumber of windows and doors, switches and outlets. We evaluate windows to ensure that they meetlight and ventilation requirements and facilitate an emergency exit or egress, but we do not evaluatewindow treatments, nor move furniture, lift carpets or rugs, empty closets or cabinets, and we do notcomment on common cosmetic deficiencies.


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XVI. Bathroom

1. LocationsLocations:• Bedroom one is located off the kitchen


XObservations:• Door rubs at jamb at bedroom one• Damaged jamb at the master bedroom

3. DetectorsGood Fair Poor N/A None


4. Wall ConditionGood Fair Poor N/A None

XMaterials: drywall • panelingObservations:• blistered paint due to excessive moisture within the wall behind the fire place stack


XMaterials: aluminumObservations:• The sill height of the bedroom windows are higher than 44" and would not complywith today's egress laws. Although it is not required to change the sill height, wethink it is important to inform you that higher sill heights make it difficult for smallerchildren and the elderly to use the widows as emergency escapes in the event themain escape rout is blocked. We recommend a plan of escape be put in place andrehearsed at bedroom one.

6. LightsGood Fair Poor N/A None

XObservations:• Open junction box / exposed wiring at the master bedroom

7. OutletsGood Fair Poor N/A None


In accordance with industry standards, we do not comment on common cosmetic deficiencies, anddo not evaluate window treatments, steam showers, and saunas.

1. LocationsLocations: Bathroom one is located off the kitchen




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XFlooring materials: carpetvinylObservations:• We recommend that the carpet in the upstairs bathroom be replaced with a noncellulose material, such as tile or stone.• Mold and damages are present under master bathroom carpet, recommendremediation

Mold and damages are present under master bathroom carpet, recommend remediation4. Wall and Ceiling ObservationsGood Fair Poor N/A None

XWall Materials: DrywallCeiling Materials: DrywallObservations:• Fungus growth is present at the base of bathroom two and we recommendremediation


XWindow type: aluminumObservations:• functional

6. Sink & CountersGood Fair Poor N/A None

XObservations:• The surface of the sink is cracked and may need to be repaired or replaced atbathroom one, no leaks were observed.

7. Sink Faucet, Trap & Drain and Valves & ConnectorsGood Fair Poor N/A None

XObservations:• Did not function due to blocked pipes and fixtures at the master bathroom


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XVII. Possible permit inquiry

Did not function due to blocked pipes and fixtures at the master bathroom8. Tub/Shower ObservationsGood Fair Poor N/A None

XMaterials: TilePressed steelObservations:• Damaged soap dish has been removed at bathroom one• Seal valves• Leaking mixing valve. replace washer at bathroom one• Surface cracks are present at the interior of the tub/shower and should be repairedat master bathroom• Due to a heavy amount of rust and debris the shower upstairs did not function andshould be serviced prior to occupancy

9. ToiletsGood Fair Poor N/A None

XObservations:• did not flush properly at bathroom one• The toilets are loose on the floor which has caused the wax seal to deteriorate/ Werecommend that the toilet be serviced at both bathrooms

10. HeatingGood Fair Poor N/A None

XObservations:• heat lamp did not function

11. OutletsGood Fair Poor N/A None

XObservations:• Recommend upgrading all outlets at baths without GFCI's

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