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©2014 Excellent Home Inspection Services, LLC

Excellent Home Inspection Services, LLCProperty Inspection Report

Cover Page

123 Sunny Drive, Greenwood, IndianaInspection prepared for: Jon Doe Date of Inspection: 10/24/2014

Age of Home: 2002 Weather: 77 degrees F

The house faces east and was occupied. The client did not attend the inspection.

Inspector: Christopher JacobiLicense #HI01200061Columbus, IN 47201

Phone: 812-371-9182Email: [email protected]

www.GreatHomeInspector.net

Excellent Home Inspection Services, LLC 123 Sunny Drive, Greenwood, Indiana

Page 1 of 11

General Notes

1. General Notes1. This inspection follows Indiana Licensing Board's Standards of Procedure (SOP), which can be found atwww.in.gov. Per this SOP, the INSPECTOR will report on installed systems or components that are near theend of their useful life, inoperable, and/or unsafe conditions.2. The inspection report is not a compliance inspection or certification for past or present governmental codesor regulations of any kind.3. The inspector performed a visual, non-technically exhaustive inspection, which is a snap shot in time.4. This report and inspection is not intended to identify cosmetic flaws, but to find and report failed systemsand components outlined by the SOP.5. A safety hazard is defined as a condition in a readily accessible, installed system or component that isjudged by the home inspector to pose a significant risk of personal injury during normal, day-to-day use.6. Repairs are recommended for safety hazards or defects/deficiencies that may further damage the home.Defects that do not pose a hazard to the occupants or cause further deterioration of the home could be fixed,but that is up to the client.7. Some narratives could include a recommendation for repair, but repair may turn in to completereplacement in some instances.8. Any repairs should be completed by appropriately licensed and qualified professional, like plumbers,HVAC technicians, electricians, and other specialized contractors.9. Environmental Hazards such as lead-based paint, radon, asbestos, cockroaches, rodents, pesticides, treatedlumber, mold, mercury, carbon monoxide, and other similar environmental hazards are excluded from thisinspection.10. Wood destroying insects (WDI), such as termites, are excluded from this inspection report. If contractedto preform a WDI inspection, the results will be provided in a separate report.11. This inspection excludes subterranean systems and system components, including but not limited to septicsystems, water supply, fuel storage, and fuel pipes.12. Not every instance of deterioration is documented, noted, or photographed.13. The inspection should not be considered a guarantee or warranty of any kind. Additionally, unexpectedrepairs should be anticipated.14. Life expectancy of a system or component is an art. There are a number of factors to estimating lifeexpectancy, such as usage, proper maintenance, weather, installation, manufacturer's designed lifeexpectancy, and manufacturer's defect. Sometimes systems or components will fail sooner than expected, butI make every effort to identify components and systems that are near the end of their useful life. Any time Iprovide a length (for example 2 to 5 years) this is an estimate. It may last longer or may not last nearly aslong.15. Items labeled "Good Condition" means that the element was functioning as designed with normal wearand tear. Also, "Marginal" means the item or system was functional, but may be near the end of it's usefullife. Whereas, "Poor" means the item was not functioning as designed.16. You are advised to seek two professional opinions and acquire estimates of repair as to any defects,comments, improvements, or recommendations mentioned in this report. I recommend that the professionalmaking any repairs inspect the property further, in order to discover and repair related problems that were notidentified in the report. I recommend that all repairs, corrections, and estimates completed and documentedprior to closing or purchasing the property.17. This confidential report is exclusively prepared for Jon Doe by Excellent Home Inspection Services,LLC.


Page 2 of 11

Exterior Areas

1. SidingDescription: Wall covering: BrickObservations: Caulk well penetrations caused by faucets and utility entrance points.

2. Drives & WalksDescription:• Concrete driveway• Concrete sidewalk.Observations:• No deficiencies or safety hazards to report.

3. Decks & StepsObservations:• Wood to soil Contact was present. Monitor for deterioration and termite activity.• Railing was not secure. This is a safety hazard. I recommend repair.

4. Front Porch ObservationsObservations:• No deficiencies or safety hazards to report.

5. Electrical, ExteriorObservations:• Limitation: Light fixtures were turned on by dust to dawn light sensors, therefore it was not tested.• GFCI was inoperable. This is a safety hazard. I recommend repair.

6. DoorsObservations:• No deficiencies or safety hazards to report.

7. Window ConditionObservations:• Window glass cracked.


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Cracked window

8. Gutters & GradingDescription:• Metal GuttersObservations:• The downspouts should discharge water at least six feet from the foundation of the house. Storm watershould be encouraged to flow away from the building at the point of discharge.• Maintenance Tip: Keep gutters cleared of debris to prevent downspouts from being clogged and overflowat gutters.

9. RoofDescription:• Asphalt Shingles• Walked on roofObservations:• Exposed nails on roofing material. Recommend sealing all fastener heads.• Shingles were nearing the end of it's useful life. I recommend preparing financial for replacement.• Plumbing boot was in poor condition. I recommend replacement.

Plumbing boot was in poor condition Open junction point


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Garage, Basement, and Attic

10. Chimney ObservationsDescriptions:• Chimney was masonry.Observations:• Any and all solid fuel stoves and fireplaces and their flues should have a level 2 chimney inspection bya qualified technician, if they are going to be used. Additionally, flues should be re-inspected annually.• Chimney rain cap and spark arrestor were missing. This keeps water and wildlife out of chimneyflue and reduces the chance for fire. I recommend installing a chimney rain cap with spark arrestor.• Chimney crown was in poor condition. Chimney crown is at the top of the chimney chase. Irecommend repair or replacement.

Missing spark arrestor and cracked crown

1. Crawlspace(s)Description:• Floor structure: joists• Foundation Walls: Concreted Masonry Unit• Concrete Masonry Unit columns.• Foundation Type: Crawlspace• Crawlspace access location: backyard• Inspection Method: crawled through crawlspaceObservations:• Open junction points were found. This is a safety hazard. I recommend repair.


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HVAC

2. AtticDescription:• Attic access hatch located in garage.• I crawled/walked through most of the attic.• Blown in fiberglass insulation• Average Insulation Depth: 6" to 8"• Roof structure was trusses.Limitations:• No access above covered patio.Observations:• Insulation was less than the recommended R30. You may find it economical to add insulation.• Bathroom fans exhaust into attic. This is not recommend, since it will encourage mold and mildewgrowth. I recommend extending the vent to the outdoors.

3. Garage/CarportLimitations:• Storage items limited the inspection.Observations:• Garage door spring was not balanced. This is a safety concern, since the door may come down too hard andhurt someone. I recommend repair.• Light was inoperable, but this may actually be related to a burnt out light bulb.• Automatic garage door opener reverse mechanism did not work. This is a safety concern. Irecommend repair.

1. Duct Heating SystemDescription:• Energy Source: Natural Gas• System Type: Forced Air Furnace• Thermostat Location: HallwayLimitations:• The adequacy of heat supply or distribution balance is not inspected.• The interior of flues or chimneys which are not readily accessible are not inspected.• The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.Observations:• No significant deficiencies or safety hazards to report.


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Interior Features

2. Cooling #1 SystemDescription:• Type: Air Cooled Air Conditioning• Distribution Method: air ducts• Thermostat Location: HallwayLimitations:• Evaporator coil was taped or caulked shut, which made it inaccessible to inspect.Observations:• Suction line was missing insulation. Insulation is standard installing practice. I recommend repair.

1. KitchenObservations:• Even though Indiana SOP does not require inspecting appliances, this report includes some kitchenappliances. Any appliance not mentioned was not inspected.

Scope of the appliance test is very basic. Not every function or setting is tested. There is a possibility that theappliance may work for one setting, but not another.Thermostats, timers, and other specialized features and controls are not tested. The temperature calibration,functionality of timers, effectiveness, efficiency, and overall performance of appliances is outside the scopeof this inspection.• Range was operable.• Range anti-tip brackets were missing. This is a safety hazard. I recommend installing anti-tip brackets.• Microwave was operable.• Disposal was operable.• Dishwasher was operable.• Refrigerator was operable.• Improperly wired receptacles. The inspector placed stickers on the non-compliant receptacles. Irecommend repair.• Plumbing leak was found under the sink. See photo. I recommend repair.


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Plumbing leak

2. Laundry Room/ClosetObservations:• There was no dryer vent. If the dryer exhausts in the building, then it may increase humidity to levelsconducive for mold. Additionally, venting inside deposits lint which could be fuel for an electrical fire.I recommend adding one that exhausts to the outside.

3. Family RoomObservations:• Window would not open. .

4. HallwaysObservations:• No deficiencies or safety hazards to report.

5. Smoke Detector/Carbon MonoxideObservations:• Smoke Detector(s) were present

6. Bathroom #1Observations:• Receptacles were not protected by GFCI. When the house was built it may not have been required.However, I recommend upgrading to GFCI protection for all receptacles within six feet of a watersource.

7. Bedroom 1Observations:• Window would not open. This is a secondary emergency exit. I recommend repair.• Improperly wired receptacles. The inspector placed stickers on the non-compliant receptacles. Irecommend repair.


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Reverse polarity

Photo of Bedroom 1

8. Bedroom 2Observations:• No deficiencies or safety hazards to report.


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Plumbing

Photo of Bedroom 2

9. Bedroom 3Observations:• No deficiencies or safety hazards to report.

Photo of Bedroom 3

1. General PlumbingDescription:• Water supply shutoff located in the crawlspace.• Water supply source: Public• Service water supply pipe was steel.• Interior water supply pipe was PEX.• Waste system: Public• Waste pipe: PVC• Gas pipes were CSST and black iron.• Gas shutoff valve was in the crawlspace.Observations:• Unable to find gas pipe electrical bond to ground. This is a safety hazard. I recommend repair.


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Electrical Panels

2. Water Heater(s)Description:• Water heater power source was natural gas.• Water heater capacity was 40 gallons.• Flue: Single walled metal into multi-walled metalObservations:• Water heater was missing TPR valve extension. This is a safety hazard. I recommend repair.

Missing TPR Valve extension

1. Service PanelDescription:• Underground Service• 200 Amp and 120/240 volt Service• Disconnect Breaker Rating was 200 amps• Panel Rated for 200 amps.• Main Service Panel located in garage.• Service Entrance cables were Aluminum.• Branch wires were copper.• Aluminum stranded branch wires for 240 volt circuits.• Branch wiring: RomexObservations:• Double lugged distribution wires found in the service panel. This is a safety hazard. I recommendrepair.• The breaker for the air conditioner was higher than the manufacturers maximum rating on the datatag. I recommend repair.


Page 11 of 11

Double tap

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