C'ville Home Inspection...C'ville Home Inspection 730 Maranatha Lane Charlottesville, VA 22903 (434)...

C'ville Home Inspection730 Maranatha Lane

Charlottesville, VA 22903(434) 218-2577

[email protected]

Inspected By: Stephen Comer

Home Inspection ReportPrepared Exclusively For:

Lorenzo & Maria Carter-GuttierrezProperty Address:

1171 Redbud Forest CircleCharlottesville, VA 22901

Inspected on Wed, Jan 10 2018 at 2:00 PM

1171 Redbud Forest Circle, Charlottesville, VA 22901

Table of Contents

Report Summary 3OVERVIEW 6ROOFING 7EXTERIOR 11STRUCTURE 17INTERIOR 22HVAC 25PLUMBING 29ELECTRICAL 35Inspection Agreement 37

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Report Summary

This summary page is included here for your convenience to briefly highlight findings from the inspection that are typically used in negotiations and is in no way representative of the entire report. The report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the

complete report. For information regarding the negotiability of any item in this report contact your real estate agent or an attorney.

ROOFING1) Comment 3: Deficiency: The chimney flues are exposed to the elements and would benefit from the installation of a rain cap. Water that reaches the horizontal surfaces of the clay flue tiles or exposed masonry can eventually cause damage to the chimney structure which could lead to damage to structural members, interior damage and possible carbon monoxide poisoning. A screened weather cap should be installed to protect the top of the chimney and flues.

2) Comment 4: Deficiency: The gutter on the front of the house has a low spot in the middle with standing water, leaves and debris. Correction is needed to ensure proper drainage.

EXTERIOR3) Comment 5: Deficiency: Negative Grade was observed along the foundation wall between the front entrance and the driveway. To encourage surface water to drain away from the foundation soil should have a minimum fall of 6" in the first 10'. If it is not possible to create a positive grade then an adequate drain system should be installed. Saturated soil can cause substantial damage to adjacent foundation walls leading to potentially costly structural repairs or water intrusion.

4) Comment 6: Potential safety hazard: there are numerous pieces of broken glass, metal and other debris strewn across the yard.

5) Comment 8: Deficiency: a 2 foot section of the vinyl soffit is not installed properly in the channel at the southwest corner of the roof. There are 2 other such instances on the front of the house. Additionally the soffit on the back of the house has large gaps between the fascia which could be entry points to the attic for insects, rodents and pests.

6) Comment 9: Deficiency: an 8 foot section of rake molding trim is missing at the South gable end of the roof.

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(Report Summary continued)

7) Comment 13: Deficiency: The wood board under the basement double door is rotten in the middle and in need of replacement.

STRUCTURE : Attic8) Comment 16: Deficiency: there are many portions of the plywood roof decking that are delaminated and in marginal condition. Several whole pieces of plywood were replaced recently near the roof eaves but the majority of original plywood remains. Several areas of the roof were soft and spongy when walking. Although there was no evidence of leaking or related damage, it is unclear how long the roof decking will remain sound. Seasonal humidity changes, heat and the weight from above could result in more rapid deterioration. Further inspection by a professional roofer or licensed general contractor is recommended.

9) Comment 17: Deficiency: The first floor hallway bathroom exhaust fan is disconnected from the ductwork in the attic.

INTERIOR10) Comment 19: Deficiency: the door knob is misaligned with the catch in the door of the bedroom closest to the main entrance. The door will not stay shut.

11) Comment 20: Deficiency: there is a large hole in the drywall next to one of the light fixtures in the first floor hallway bathroom.

HVAC12) Comment 23: Deficiency: Construction debris and dust has collected inside many of the first floor HVAC supply register vents. Removal and cleaning is needed to ensure proper air flow.

13) Comment 24: Deficiency: baseboard and shoe molding trim has been installed over the HVAC register vent in the floor of the first floor hallway bathroom.

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(Report Summary continued)

PLUMBING 14) Comment 26: Deficiency: the sinks in the hallway bathroom have overflow drains that cannot keep up with the flow of water. The basement bathroom sink has no overflow drain. The sinks will flood if left unattended while filling. Further inspection by a licensed plumber is needed to determine if this is a manufacturing defect or something that can be repaired within the drain pipe assembly.

15) Comment 27: Deficiency: The tile grout is missing in numerous grout joints on the walls of the master shower. Repair by a tile professional is needed.

16) Comment 28: Deficiency: There is no visible pressure reducing valve for the water supply system and the water pressure is approximately 100psi. Safe residential water pressure is between 30-80psi.

17) Comment 29: Major concern: the basement shower would not drain water. Additionally, the basement toilet and shower drain gurgled when the first floor bathtub was drained. This indicates a blockage and/or deficiency in the drain/waste/vent system. Further investigation by a licensed plumber is needed.

PLUMBING : Water Heater18) Comment 30: Deficiency: Drinking water is pressurized and supplied to the house on a closed system. Therefore an expansion tank should be installed as a means of controlling increased pressure caused by thermal expansion. The water heater will naturally cause water to expand by as much as 2%. Without this simple device the water heater, fixtures and other household appliances are subject to possible damage.

19) Comment 31: Deficiency: Most building codes require an overflow pan under a water heater, with a minimum 3/4" drain pipe terminating in an approved location, where a nearby floor drain is not present and leaking would cause damage to structural members or finished surfaces. Recommend repair by a licensed plumber.

ELECTRICAL 20) Comment 32: Deficiency: the outlets in the hallway bathroom are not functional. The GFCI receptacle trips continually. Further investigation by a licensed electrician is needed.

Normal wear and tear and cosmetic items deemed as typical by industry standards may not be noted in this report.

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OVERVIEWThis report contains a review of systems and components in the following basic

categories: exterior, roofing, structure, electrical, HVAC, plumbing, and interior. The report is designed to be easy to read and comprehend however it is important to read the entire report to obtain a full understanding of the scope, limitations and

exclusions of the inspection. General comments and information appear in the body of the report preceded by a blue marker while deficiencies will have an orange

marker and will also be included in the Summary. The inspector makes no guarantee as to the condition of the home after the inspection. The inspection should not be

considered a guarantee or warranty of any kind. Please refer to the inspection agreement for a full explanation of the scope of the inspection.

DEFINITION OF CONDITION TERMSSATISFACTORY - Indicates the component is functionally consistent with its original

purpose but may show signs of normal wear and tear and deterioration.MARGINAL - Indicates the component will probably require repair or replacement

anytime within five years. (Also called "DEFERRED COST"). This may be surmised by visible signs and symptoms or it may be solely based on typical life expectancies

and industry standards.MAJOR CONCERNS - A system or component that is considered significantly deficient, unsafe or may represent a significant financial burden for repair or

replacement. Further evaluation by a specialized tradesperson is highly recommended.

POTENTIAL SAFETY HAZARD - Denotes a condition that is unsafe and in need of prompt attention.

ITEM TO MONITOR - These may include regular maintenance items and typically slow-occurring wear and tear or failure.

House In Perspective : Average or above average quality of construction , Appears well maintained

Approximate Age: 45 YearsMain Entrance Faces: EastFurnished: PartiallyOccupied: NoWeather: SunnyGround Cover: DampStart/Finish Time: 2 - 5pm

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ROOFINGWe pride ourselves on going the extra mile for each and everyone of our clients, so every reasonable attempt is made to walk the roof in order to provide you with the most thorough inspection. Adverse weather conditions, steep pitch or fragile roof

coverings are examples of some of the factors that may be hindrances. Ladders and binoculars will be employed to aid in the inspection as needed. The visible condition of the roof covering, flashings, skylights, chimneys, gutters and roof penetrations are

inspected. The purpose of the inspection is to determine general condition, NOT to determine life expectancy.

Inspection Method: From rooftopRoof Covering: Asphalt/Composite , Dimensional shingleApproximate Roof Age: 1 YearVentilation Present: Soffit vents, Gable Ends, Ridge VentsChimney : Masonry , BrickFlashings: MetalSoffit and Fascia: Wood, VinylGutters & Downspouts: Metal, K style, Hidden hanger brackets

Comment 1:Although there is a new top layer of asphalt/composite dimensional shingles, there was no drip edge flashing applied and it also appears that there are two or more existing layers of shingles. It will be imperative to keep the gutters clean so that water does not overflow and contact the facia boards. The additional weight from a heavy snow load could have an impact on the roof due to the pre-existing weight. Monitor and repair as needed.

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(ROOFING continued)

Figure 1-1 Figure 1-2

Comment 2:The roof coverings, visible flashings and penetrations were in overall satisfactory condition showing normal wear and tear with no evidence of damage or signs of leaking. Architectural/Dimensional (layered) asphalt/composite roof coverings have a typical life expectancy of 35 years. Some newer models offer a transferable limited lifetime warranty equivalent to 50 years.


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(ROOFING continued)

Comment 3:Deficiency: The chimney flues are exposed to the elements and would benefit from the installation of a rain cap. Water that reaches the horizontal surfaces of the clay flue tiles or exposed masonry can eventually cause damage to the chimney structure which could lead to damage to structural members, interior damage and possible carbon monoxide poisoning. A screened weather cap should be installed to protect the top of the chimney and flues.

Figure 3-1

Figure 3-2


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(ROOFING continued)

Comment 4:Deficiency: The gutter on the front of the house has a low spot in the middle with standing water, leaves and debris. Correction is needed to ensure proper drainage.

Figure 4-1

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EXTERIORFor this part of the home inspection we will inspect all accessible exterior

components of the house, attached structures and detached garage(s). Additional storage buildings, stables etc are not included in the home inspection but can be

inspected for an additional fee if desired. The immediate grounds around the house are inspected, but a full walk of the property is beyond the scope of this inspection. The following is an example of some of what is covered: siding & trim, doors, decks,

balconies, porches, retaining walls, driveways, walkways, vegetation, grading & surface drainage.

Siding: Brick VeneerTrim: Wood

Comment 5:Deficiency: Negative Grade was observed along the foundation wall between the front entrance and the driveway. To encourage surface water to drain away from the foundation soil should have a minimum fall of 6" in the first 10'. If it is not possible to create a positive grade then an adequate drain system should be installed. Saturated soil can cause substantial damage to adjacent foundation walls leading to potentially costly structural repairs or water intrusion.

Figure 5-1

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(EXTERIOR continued)

Comment 6:Potential safety hazard: there are numerous pieces of broken glass, metal and other debris strewn across the yard.

Figure 6-1

Comment 7:Items to monitored: current deck safety standards recommend that through bolts anchoring the deck to the rim joist of the house should be installed in an alternating pattern between every joist bay of the deck. The deck is approximately 14 feet wide and has only four visible through bolts. Although the deck appears to be stable and shows no evidence of moving or failure it should be closely monitored.


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Comment 8:Deficiency: a 2 foot section of the vinyl soffit is not installed properly in the channel at the southwest corner of the roof. There are 2 other such instances on the front of the house. Additionally the soffit on the back of the house has large gaps between the fascia which could be entry points to the attic for insects, rodents and pests.


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Figure 8-3

Comment 9:Deficiency: an 8 foot section of rake molding trim is missing at the South gable end of the roof.

Figure 9-1

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Comment 10:Items to monitor: there was no visible drainage system for the 2 window wells on the front of the house.

Figure 10-1

Comment 11:There is an opening around the 2 hose bibs that should be sealed off to keep out water and insects.

Figure 11-1

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Comment 12:There are limbs from 3 or more trees that are overhanging the house. It is highly recommended to have them professionally pruned.

Figure 12-1

Comment 13:Deficiency: The wood board under the basement double door is rotten in the middle and in need of replacement.

Figure 13-1

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STRUCTURE The structural components of a house need to be carefully chosen and installed according to design specifications for the house to be sturdy. Tradesmen errors,

poor quality lumber and building materials, natural forces - to name a few - can all impact the integrity of the structural components. We will make every reasonable

effort to traverse attics, crawl spaces, basements and any accessible portion of the home in order to assess the structural components, such as: foundation, floor

framing, wall framing, roof/attic framing and more.

Foundation Types: BasementFoundation Material: Concrete Block, Framed wallsFloor Structure: Not visibleWall Structure: Unknown

Comment 14:Item to monitor: tree roots on the north and south sides of the house are growing near the surface and in contact or very close to contacting the foundation wall.

Figure 14-1

Figure 14-2

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(STRUCTURE continued)

Comment 15:All or most of the concrete slab is covered with carpet, tile or other finishings and could not be inspected. No representation can be made. Visible portions appear to be in overall satisfactory condition at the time of inspection. All or most of the foundation walls are covered with drywall/paneling/insulation and are not visible for inspection. No representation can be made. However, there was no evidence of concern at the time of inspection. Drywall and/or insulation prevented a thorough inspection of the floor framing system but visible portions appear satisfactory with no evidence of major damage or defect. The house design and finishing prevented visual inspection of the exterior wall structure. However, there was no evidence to suggest concern for structural damage or deficiency. Visible portions of the structural components showed no evidence of damage or defect.

Figure 15-1

AtticAttic Entry: HallwayRoof Framing Type: Engineered Wood TrussesRoof Deck Material: PlywoodInsulation: Fiberglass BattsMold-like Growth: None visibleVermin: None visible

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(Attic continued)

Comment 16:Deficiency: there are many portions of the plywood roof decking that are delaminated and in marginal condition. Several whole pieces of plywood were replaced recently near the roof eaves but the majority of original plywood remains. Several areas of the roof were soft and spongy when walking. Although there was no evidence of leaking or related damage, it is unclear how long the roof decking will remain sound. Seasonal humidity changes, heat and the weight from above could result in more rapid deterioration. Further inspection by a professional roofer or licensed general contractor is recommended.

Figure 16-1

Figure 16-2

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(Attic continued)

Figure 16-3

Comment 17:Deficiency: The first floor hallway bathroom exhaust fan is disconnected from the ductwork in the attic.

Figure 17-1

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(STRUCTURE continued)

CrawlspaceIf the clearance from the ground to the bottom of the joists is less than 36", or other adverse conditions exist, the inspector is not obligated to enter the

crawl space.

Inspection Method:Floor System Components:Vapor Barrier:Underfloor Insulation:Ventilation Present:Mold-like Growth:Vermin:

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INTERIORAll interior rooms in the home are inspected but the inspection is limited to readily

accessible areas that are not concealed by furnishings or stored items. Following is a list of just some of the items we'll cover in this part of the inspection: Walls,

ceilings, and floors; steps, stairways, and railings; countertops and a representative number of installed cabinets; all doors; a representative number of windows; garage

doors and garage door operators; installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashers, and disposals; fuel-burning freplaces,

stoves, and freplace inserts, chimneys and vent systems . We will NOT be reporting on the effectiveness or life expectancy but instead ensuring all are safe and in

normal working order.

Window Types: Double HungWindow Materials: VinylInstalled Household Appliances: Satisfactory: All permanent household appliances

were tested for basic operation and are in normal working order, unless otherwise noted.

Clothes Dryer Venting Present: YesFireplace: Masonry, Wood Burning

Comment 18:Some leaves and debris have collected just above the fireplace damper doors and needs to be cleaned out. Otherwise the fireplaces and flues appear to have had very little use and are in normal working order.


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(INTERIOR continued)


Comment 19:Deficiency: the door knob is misaligned with the catch in the door of the bedroom closest to the main entrance. The door will not stay shut.

Figure 19-1

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(INTERIOR continued)

Comment 20:Deficiency: there is a large hole in the drywall next to one of the light fixtures in the first floor hallway bathroom.

Figure 20-1

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HVACHeating: Every Home needs a functioning adequate heat source. We are experienced

with the inspection of gas boilers, wood-fired systems, heat pumps, forced air furnaces, geothermal systems, radiant floor heat and more.

Air Conditioning: While many municipalities in our region do not require air conditioning, most homes have some means of cooling. Summer weather typically

produces periods of dangerously high temperatures in our area making air conditioning vital. Although we are not HVAC technicians, we are adept at inspecting

electric heat pump/AC systems, geothermal systems, mini split systems, window and wall units, and more.

Our goal is to help you understand how to locate, identify, operate and handle basic maintenance of the home's hvac system(s). Additionally we'll attempt to decode the ages of the components and identify any that are nearing or beyond their typical life

expectancy.

HVAC System Type: Heat pumpEnergy Source: ElectricType Of Distribution : Metal duct, Insulated flexible duct

Comment 21:The house is heated and cooled by a 2017 4 ton Goodman heat pump with air filters located in the first floor and basement hallways. An infrared thermometer was used to measure surface temperatures at all supply register vents and return air grilles. The hvac systems operated within normal ranges in heating and cooling mode at the time of inspection and temperatures were consistent at all registers. Modern HVAC equipment is energy efficient but is comprised of multiple intricate parts that need cleaning and regular maintenance. To extend the life of your HVAC system, it is recommended to contract with a local professional HVAC company for annual or semiannual servicing.

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(HVAC continued)

Figure 21-1

Figure 21-2

Comment 22:The basement HVAC air filter is dirty and needs to be replaced soon.

Figure 22-1

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(HVAC continued)

Comment 23:Deficiency: Construction debris and dust has collected inside many of the first floor HVAC supply register vents. Removal and cleaning is needed to ensure proper air flow.


Comment 24:Deficiency: baseboard and shoe molding trim has been installed over the HVAC register vent in the floor of the first floor hallway bathroom.

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(HVAC continued)

Figure 24-1

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PLUMBING Most plumbing systems are not complicated, but if misused or neglected they can

have devastating and costly impacts on the home. To ensure that the plumbing system is in working order, we will thoroughly inspect every fixture and appliance. Multiple fixtures will be operated simultaneously to mimic normal living conditions

and flow and pressure will be carefully monitored. Drains will be tested in an attempt to expose any leaks or blockages. Sewer and septic systems, private wells and

buried or concealed pipes will not be inspected but we hope to gain enough of an understanding of the systems as a whole through this thorough battery of tests.

We'll help you understand how the age, material type and installation methods may impact the functioning and life expectancy of the systems and components.

Water Service: PublicSupply Pipe Material: CPVCSewer System: PublicWaste Pipe Material: PVCFuel Pipe Present: N/ALocation of Fuel Shutoff: N/A

Comment 25:Items to monitor: the tile installers filled the pre-manufactured weep holes of the hallway tub and basement shower with tile grout. These weep holes are intended to remain open so that any moisture that builds up behind the tiled walls can escape and drain accordingly.

Figure 25-1

Figure 25-2

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(PLUMBING continued)

Figure 25-3

Figure 25-4

Comment 26:Deficiency: the sinks in the hallway bathroom have overflow drains that cannot keep up with the flow of water. The basement bathroom sink has no overflow drain. The sinks will flood if left unattended while filling. Further inspection by a licensed plumber is needed to determine if this is a manufacturing defect or something that can be repaired within the drain pipe assembly.

Figure 26-1

Figure 26-2

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Comment 27:Deficiency: The tile grout is missing in numerous grout joints on the walls of the master shower. Repair by a tile professional is needed.


Figure 27-3

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Comment 28:Deficiency: There is no visible pressure reducing valve for the water supply system and the water pressure is approximately 100psi. Safe residential water pressure is between 30-80psi.

Figure 28-1

Figure 28-2

Comment 29:Major concern: the basement shower would not drain water. Additionally, the basement toilet and shower drain gurgled when the first floor bathtub was drained. This indicates a blockage and/or deficiency in the drain/waste/vent system. Further investigation by a licensed plumber is needed.

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Figure 29-1

Water HeaterType:Fuel: ElectricCapacity: 50 galApprox. Build Date:Temperature/Pressure Relief Valve:Overflow/Drainage Satisfactory :

Comment 30:Deficiency: Drinking water is pressurized and supplied to the house on a closed system. Therefore an expansion tank should be installed as a means of controlling increased pressure caused by thermal expansion. The water heater will naturally cause water to expand by as much as 2%. Without this simple device the water heater, fixtures and other household appliances are subject to possible damage.

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(Water Heater continued)

Figure 30-1Figure 30-2

Comment 31:Deficiency: Most building codes require an overflow pan under a water heater, with a minimum 3/4" drain pipe terminating in an approved location, where a nearby floor drain is not present and leaking would cause damage to structural members or finished surfaces. Recommend repair by a licensed plumber.

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ELECTRICAL Few systems in the home have experienced such sweeping changes and advances

in function and safety as the electrical system. Products, wiring methods and building codes are constantly changing, mainly to improve safety. The safety of you and your family is of utmost importance to us. We will carefully inspect and examine the home's electrical system to ensure that everything conforms to current industry

safety standards. When applicable we'll inspect these and more: service drop, service entrance conductors, cables, and raceways; service equipment and main disconnects; service grounding; interior components of service panels and sub

panels; conductors and overcurrent protection devices; a representative number of installed lighting fixtures, switches, and receptacles; ground fault and arc fault

circuit interrupters, etc.

Type of Service: UndergroundService Line Material:Main Panel Location: BasementService Voltage/Amperage: 120/240 volts, 200 ampsMain Panel Grounding: Unknown Not VisableBranch Circuit Wiring: Non-Metallic Shielded Copper, Solid copper, Stranded

CopperOvercurrent Protection: BreakersSmoke Detectors:

Comment 32:Deficiency: the outlets in the hallway bathroom are not functional. The GFCI receptacle trips continually. Further investigation by a licensed electrician is needed.

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(ELECTRICAL continued)

Figure 32-1

Comment 33:The electrical panel cover was removed and the components inspected. There was no improper or unsafe wiring observed and no evidence of arcing or overheating. A representative number of light switches and electrical receptacles were tested, along with inspection of the main panel and any sub panels installed. There are no obvious signs of damage or deficiency and no unsafe electrical practices were observed (unless otherwise stated).


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Inspection Agreement

THIS AGREEMENT is made and entered into by and between C'ville Home Inspection referred to as "Inspector", and the home buyer (or seller) referred to as "Client".

In consideration of the promise and terms of this Agreement, the parties agree as follows:

1. The client will pay the agreed upon sum for the inspection of the "Property", being the residence, and garage or carport, if applicable, located at the address stated in

this report. This total may include additional inspection services requested by client, such as radon testing, water quality analysis, etc.

2. The Inspector will perform a visual inspection and prepare a written report of the apparent condition of the readily accessible installed systems and components of

the property existing at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection.

3. The parties agree that the ASHI Standards of Practice (the "Standards") shall define the standard of duty and the conditions, limitations, and exclusions of the

inspection and are incorporated by reference herein. If the State where the inspection is performed imposes more stringent standards or administrative rule,

then those standards shall define the standard of duty and the conditions, limitations, and exclusions of the inspection.

4. The parties agree and understand that the Inspector and its employees and its agents assume no liability or responsibility for the costs of repairing or replacing any

unreported defects or deficiencies either current or arising in the future or any property damage, consequential damage or bodily injury of any nature. If repairs or replacement are done without giving the Inspector the required notice, the Inspector will have no liability to the Client. The Client further agrees that the Inspector is liable

only up to the cost of the inspection.5. The parties agree and understand the Inspector is not an insurer or guarantor

against defects in the structure, items, components, or systems inspected. INSPECTOR MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE FITNESS

FOR USE, CONDITION, PERFORMANCE OR ADEQUACY OF ANY INSPECTED STRUCTURE, ITEM, COMPONENT, OR SYSTEM.

6. If Client is married, Client represents that this obligation is a family obligation incurred in the interest of the family.

7. This Agreement, including the terms and conditions following, represents the entire agreement between the parties and there are no other agreements either written or oral between them. This Agreement shall be amended only by written

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(Inspection Agreement continued)

agreement signed by both parties. This Agreement shall be construed and enforced in accordance with the laws of the State of Virginia and if that State laws or

regulations are more stringent than the forms of the agreement, the State law or rule shall govern. Client has read this entire Agreement and accepts and understands

this Agreement as hereby acknowledged. This report adheres to the ASHI Standards of Practice, which is available upon request and can be found at

www.homeinspector.orgAdditional Terms, Conditions, and Limitations

8. Systems, items, and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or

flammable materials, molds, fungi, other environmental hazards; pest infestation; security and fire protection systems; removable household appliances; humidifiers; paint, wallpaper and other treatments to windows, interior walls, ceilings, and floors;

storm windows; recreational equipment or facilities; pools; water purification systems (ozone generator/saltwater, etc.); fuel storage tanks, energy efficiency measurements; motion or photo-electric sensor lighting; concealed or private

secured systems; water wells; all overflow drains; heating systems accessories; solar heating systems; heat exchangers; sprinkling systems; water softener or purification systems; central vacuum systems; telephone, intercom or cable TV systems; lightning arrestors, load controllers; trees or plants; governing codes,

ordinances, statutes, and covenants; and manufacturer specifications, recalls, and EIFS. Such systems/items/conditions, if present, will be inspected visually and

noted at the discretion of the inspector but no representation will be made. Client understands that these systems, items, and conditions are excepted from this

inspection. Any general comments about these systems, items, and conditions of the written report are informal only and DO NOT represent an inspection. In regards

to any system/component of the house, if there is less than 50% visible we will consider that none of the component is visible for inspection. It is not permissible

for us to deconstruct or otherwise permanently alter any feature of the house and it's systems/components. The inspector reserves the right to refuse inspection of any part of the house and grounds that would place the inspector in physical danger.

Such areas include but are not limited to: snow covered areas, areas where the floor structure appears compromised, areas that are not readily accessible, areas that

may be vermin infested.9. The Inspection and report are performed and prepared for the sole and exclusive use and possession of the Client. No other person or entity may rely on the report

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issued pursuant to this Agreement. In the event that any person, not a party to this Agreement, makes any claim against Inspector, its employees or agents, arising out

of the services performed by Inspector under this Agreement, the Client agrees to indemnify, defend, and hold harmless Inspector from any and all damages,

expenses, costs, and attorney fees arising from such a claim.10. The client understands that a cancellation policy is enforced and agrees to pay a $100 fee if the inspector is not given verbal or written notice before 48 hours of the

scheduled service date and time. If notice of cancellation is given less than 24 hours before the scheduled service or if no notice is given at all, the client agrees to pay

the full amount of the service(s) scheduled to be performed. The client understands that this cancellation policy extends to cancellations from Realtors, home builders,

home sellers or anyone with whom such services have been arranged on your behalf.

11. The Inspection will not include an appraisal of the value or a survey. The written report is not a compliance inspection or certification for past or present

governmental codes or regulations of any kind.12. In the event of a claim by the Client that an installed system or component of the premises which was inspected by the Inspector was not in the condition reported by

the Inspector, the Client agrees to notify the Inspector at least 72 hours prior to repairing or replacing such system or component. The Client further agrees that the Inspector is liable only if there has been a complete failure to follow the standards

adhered to in the report or State law. Furthermore, any legal action must be brought within two (2) years from the date of the inspection, or will be deemed waived and

forever barred.13. This inspection does not determine whether the property is insurable.

DEFINITIONS

1. Apparent Condition: Systems and components are rated as follows:SATISFACTORY - Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear and deterioration. MARGINAL - Indicates the component will probably require repair or replacement anytime within

five years. MAJOR CONCERNS - A system or component that is considered significantly deficient, inoperable or is unsafe or may require a major financial incurrence to repair or replace. SAFETY HAZARD - Denotes a condition that is

potentially unsafe and in need of prompt attention.2. Installed systems and components: structural components; exterior; interior;

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roofing; plumbing; electrical; heating; central air-conditioning (weather permitting); insulation and ventilation.

3. Readily accessible systems and components: only those systems and components where Inspector is not required to remove personal items, furniture,

equipment, soil, snow, or other items which obstruct access or visibility.4. Any component not listed as being deficient in some manner is assumed to be

satisfactory.

Inspector's Name: Stephen ComerInspector's Address: 730 Maranatha Lane Charlottesville, VA 22903

License/Certification #: DPOR 3380000618 ASHI 260991

Buyer Present?: YesBuyer's Agent Present?: YesAgent's Name: Max Re Client Agrees To Release Report YesTo Agent:Inspector Signature:

Client Signature:

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C'ville Home Inspection...C'ville Home Inspection 730 Maranatha Lane Charlottesville, VA 22903 (434)...

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