Home Appeal Inspections, LLC€¦ · Inspector: Russ Belcher, Home Appeal Inspections, LLC Cover...

Home Appeal Inspections, LLCConfidential - Property Inspection Report - Confidential

Inspector: Russ Belcher, Home Appeal Inspections, LLC

Cover Page

, Your Town, ALInspection prepared for: Older Home Many Issues Example

Date of Inspection: 8/17/2018 Time: 8:00am Age of Home: 20+ years Size: 4000

Inspector: Russ BelcherLicense # 4142

5161 County Road 87, Moulton, AL 35650Phone: 256-606-7261

Email: [email protected]

Home Appeal Inspections, LLC , Your Town, AL

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Report SummaryReport Summary

The summary below in red font consists of potentially significant findings, notthe full report. These findings can be a safety hazard, a deficiency requiring amajor expense to correct, or items I would like to draw extra attention tobecause a future issue may occur or worrsen do to an observation. Thesummary is not a complete listing of all the findings in the report, issues suchas cosmetic findings or typical homeowner maintenace like aged toilet valves,missing sink stoppers, damaged window screens, burnt bulbs, slightly loosetoilets and typical wear on flooring and walls will be included in the body of thereport. Please review all pages of the report as the summary alone does notexplain all of the issues. All repairs should be done by a licensed & bondedtradesman or qualified professional. I recommend obtaining a copy of allreceipts, warranties and permits for the work done.ExteriorPage 5 Item: 4 Detached

Garage/Structurecondition

• The detached shop has feed wires entering a mounted sub panel. The feedwires are not protected/contained in conduit at the outside. The sub panel doesnot appear to be properly isolated/grounded from the main structure in whichthe feed is supplied from. Recommend a licensed electrician to properly installthe feed wires in conduit, route the wires through a wire clamp into the subpanel. Then, use proper neutral/ground isolation practices within the panel.

Page 6 Item: 7 Exterior Steps/Railings Condition

• Hand rails are recommended for steps that have 4 risers are more, recommendinstalling a hand rail at the location(s) were this standard is not compliant.

Page 6 Item: 8 Exterior Doors • The sliding glass door is stiff to open, and has play at the top. In addition thedoor will not latch closed. Repair as needed for security and egress reasons,.

Page 7 Item: 9 Window/DoorFrames and Trim

• Caulking has been applied around the window trim of some windows, this is anirregular practice. Unable to determine why this method used, or if leaking wasoccurring and the owner used this method to seal the windows.. Typically, J-Channel is properly installed around the window and a tape designed for thistype of sealing application is applied over the J-channel fastening portion andsheathing to obtain a weather tight seal, then the siding is installed. Due to thecaulking, I was unable to determine if a the manufacturer's recommendedinstallation procedure was followed. It is recommended to have a reputable vinylsiding contractor to review this area of concern and advise.

RoofingPage 8 Item: 3 Roof Covering • A raised nail was observed on roof surface near a ridge section at a lower level,

tack down or remove then seal the head to prevent possible water intrusion. Inaddition, dry caulking was noted behind a flue, recommend recaulking allexsposed nail heads as needed.

Page 9 Item: 4 Flashings • Improve: Kick-out flashing was not observed at the sidewall and lower roofaround the home. This flashing ensures water was directed into the gutter andprevents water from intruding between the gutter and side wall areas.Recommend a reputable licensed siding contractor to review and advise forinstallation of this component.• Headwall flashing was not observed around the first level of roof decking andthe side walls, the installation of this is an important flashing component thatprevents water intrusion at this level change. Exposed OSB sheathing wasobserved under the vinyl siding and shingles at the first level, indicating thatinadequate flashing exist. In addition, dry/flaking caulking was observed underNorth windows, headwall/apron flashing was not observed in these areas as well.The flashing for these sections that is install can be easily lifted out of place anddo not appear to be adequate or adequately installed. Recommend a reputablelicensed siding contractor/roofing contractor to review and advise for ALLflashing around the home for proper installation of these components to preventwater intrusion.

Page 10 Item: 5 Roof Penetrations • Vent stack boots are dried/cracked. Recommend replacement of the rubberboot or install a Perma boot to prevent water intrusion.


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Page 10 Item: 6 Roof DrainageSystem

• Missing down spout elbow at the side of home. Replace as needed and extendaway from the foundation.• Downspouts which discharge onto the ground - above grade - should dischargea good distance away from the house -- four (4) to six (6) feet or more, ifpossible. Recommend complete installation of down spout extentions around thehome.

StructurePage 12 Item: 4 Under Floor

Crawlspace(s)• 18% to 22%% random moisture readings observed on the joist/beams which isconsidered moderate to high humidity. In general, a moisture content of 20% ormore can promote mold growth. Recommend consulting with a qualifiedcontractor to improve ventilation.• Mold-like bio growth staining observed at various areas of the wood joist subfloor. This is due to high humidity, at the day of inspection, the humidity underthe crawlspace was at 86%. It appears that past installation batts were installedand removed at some some point in time, evidence that the insulation battswere holding moisture was observed. The mold-like bio growth does appear tohave been remediated, but it is recommended to obtain the remediation recordsfrom the owner/contractor to have an idea of when and what method of theprocedure was performed.• A 5 gallon bucket is installed in grade at an area with a near by poly drain pipeat the location, a pump was not present. This indicates that at some point asump pump may have been installed to remove run off water from under thecrawlspace. As a significant rain event has not occurred recently I was unable todetermine if the need for this component is necessary. Note: The soil under thevapor barrier is moist. Recommend monitoring the crawlspace area after a rainevent to determine of water is infiltrating the crawlspace, if so, contact acontractor who specializes in crawlspace moisture control for correction.

Page 13 Item: 6 Floor Structure • A section of plywood at the outer wall near the sliding door( Sun Room Area),as viewed from under the crawlspace, has evidence of wood decay and recentrepair work. Suspect that this condition was caused by inadequate flashingpractices as described in the "Exterior-Flashing" section of the report. Theexisting wood decay on the sub floor in this area is recommended to be reviewby a qualified contractor to determine if prevention of the original problem thatcaused the water intrusion has been corrected. Home owner repair records maydescribe the repair effort if they can be obtained.

InteriorPage 16 Item: 3 Windows • The vinyl windows throughout the home appeared to be in adequate condition,

some were stiff to open and a couple would not stay in the open position. Acouple of windows have detached spring return/counter balance hardware.Recommend exercising the windows as needed and perform hardwareadjustments/replacement were necessary, the windows are in typical conditionfor their age.

AppliancesPage 18 Item: 1 Dishwasher • Repair or Replace: No power was observed for the dish washer.

Page 18 Item: 2 Ranges, Ovens,Cooktops

• Note: When I entered the home after initial arrival, the right hand front gasburner was on with flame on high. In addition the combination key box was notlocked and keys were unsecured. Burner was turned off after discovery.• The left hand front gas burner will not light, other burners operated asintended.

Page 19 Item: 6 Dryer Vent • The dryer vent is detached at the elbow from under the crawlspace. Secure asneeded to prevent dryer heat/moisture and lint from discharging into thecrawlspace.

Heating and Air ConditioningPage 20 Item: 4 Package System

Condition• Fins for the condenser were noted to be bent over in sections in a typicalfashion for age of unit. Note: Bent fins can restrict air flow.• The large unit (Package Unit) conditions the air for the lower level. This unit hasdamaged/broke fins and vibrates badly. Return air was not detected from insidethe home while in the on/cooling position. The unit was not ran after vibrationwas observed. The unit appears to be a 1998 model an original to the homeconstruction. It appears that regularly scheduled maintenance and service hasnot been performed on the unit. Recommend contacting a reputable licensedHVAC contractor to advise for replacement options for this unit.


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Page 21 Item: 5 Cooling System • Note: Apparent pet "Potty Habits" damage to the condenser fins.• The split system (Smaller unit) conditions the air for the upstairs area. Thecondenser cooled as intended. The unit appears to be a 1998 model an originalto the home construction. It appears that regularly scheduled maintenance andservice has not been performed on the unit. Recommend contacting a reputablelicensed HVAC contractor to advise for replacement options for this unit. Typicallife span of a heat pump system is 12-15 years with proper service intervals.Recommend a qualified HVAC technician to review the unit and advise forreliability if replacement is not performed. In addition, recommend maintaining ahome warranty policy to assist in the event of unexpected failure.• Note: Condensate observed on upstairs registers. Condition may improve afterbalanced conditioned air is achieved throughout the home.

Page 22 Item: 7 Heating System/AirHandler

• The gas furnace for the split system located in the attic of the home would notfire when heat demand was selected. The unit appears to be a 1998 model anoriginal to the home construction. It appears that regularly scheduledmaintenance and service has not been performed on the unit. Recommendcontacting a reputable licensed HVAC contractor to review advise forrepair/replacement options for this unit.

Page 22 Item: 9 Heating & CoolingDistribution

• The duct work inside the crawlspace has detached from the hangers in variousplaces and is now laying on grade or on top of other duct work. Insulation wasobserved to be damaged or missing on the duct work as well on sections.Recommend contacting a reputable licensed HVAC contractor to review andadvise for repair of the ductwork system as needed.

Page 23 Item: 10 Condensate Drain • It appears that the condensate drain from the air handler in the attic is draininginto the crawlspace. A section of detached piping was observed. Recommendcontacting a reputable licensed HVAC contractor to review and advise for repairof the condensate drain piping and direct the drain out of the crawlspace area.

ElectricalPage 25 Item: 4 Main Service

Panel(s)• There are some open knockouts at the main panel. Vermin can potentiallyenter through the openings. Recommend an electrician to cap and installbushings as needed.• Unclamped wires through knock-out. The purpose of the clamp is not only tosecure the wire, but it keeps the sharp edges from coming in contact with thesheathing as well as keeping out wildlife.• "Double Tapping" observed on one or more circuit breakers--two wires/splicedwires on one landing on single breaker. These breakers appear not to be ratedfor double tapping. The risk of landing two circuits on a single breaker may causeoverloading of the breaker/nuisance breaker tripping. Recommend a qualifiedelectrician to evaluate and repair as necessary.• The main panel is feeding a sub panels in the detached garage. Grounds andneutrals are not properly separated/isolated to feed this sub panel. Recommenda qualified licensed professional to include, but not limited to further evaluationand repair of the isolation of the grounds and neutrals within the panel andproper grounding and isolation of the detached garage sub panel.

Page 25 Item: 9 Distribution Wiring • Garbage disposal wire not proper terminated under the kitchen sink.Recommend a licensed electrician to properly terminate.

Page 26 Item: 10 Lighting, Fixtures,Switches, Outlets

• Open Grounded outlet was observed in the downstairs office bathroom.Grounded plugs provide an extra level of safety by grounding the metal housingof the device. Recommend a licensed electrician to repair any open groundedoutlets.

Page 26 Item: 11 GFCI - GroundFault CircuitInterrupter

• There is not GFCI protection in all required areas. Although GFI protection maynot have been installed at the time of construction, it is recommended to updatewith this protection device at locations in kitchen, bathrooms within 6 feet of thesink and tubs and at the exterior and garage areas. Recommend a qualifiedelectrician to install as needed.

PlumbingPage 28 Item: 5 Exterior Hose

Bibs/Spigots• An outside faucet on the side of the house leaks behind the rim board andsprays up on the composite decking when the valve is turned on and underpressure. Recommend a qualified contractor to repair or replace the faucet.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Page 29 Item: 13 Water Heater(s)Condition

• Deferred Cost: The water heater down stairs heated as intended, however itappears to be a 1998 model and has heavy rust on the top of the appliance. Theupstairs water heater pilot would not light with regular controls and it alsoappears to be a 1998 model. A qualified plumbing contractor is advised to reviewthese appliances for operation and reliability due to age. Replacement of bothunits is recommended to prevent unexpected leakage.

Page 30 Item: 14 Water Heater VentPiping

• A flue for the down stairs water heater does not have adequate clearance fromthe side wall, roof line and near by window. A plumbing vent stack in that samearea does not appear to have adequate clearance from the widow as well, fluegases and sewage gas could be drawn into that window. Recommend review by aqualified plumber to correct as needed, consider an electric water heater for thelocation and terminate the flue location.


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Exterior In accordance with the InterNACHI© Standards of Practice pertaining to Exteriors, this report describes the exterior wallcoverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, thestoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fasciasaccessible from ground level. Inspectors shall also inspect adjacent or entryway walkways, patios, and driveways;vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building.

1. Grading and Surface DrainageDescription:• Generally graded away from house at sides and rear, with some level ares existing. Grade slopes slightly towardshouse at front. Assistance of downspout extensions are present at some areas. No rain at time of inspection, if poolingoccurs, recommend consulting with a landscape contractor to discuss french drainage control or other means to ensurewater is adequately removed from the foundation/crawlspace.Observations:• Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage thatmoisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away fromthe home. Low spots around the foundation should be back filled as well. A qualified landscape professional can advise forimprovements in this area if desired.

2. Vegetation Affecting StructureDescription: Controlled vegetationObservations:• Inspected

3. DrivewayMaterials: GravelObservations:• Inspected

4. Detached Garage/Structure conditionMaterials:• Detached Garage• Two manual garage doors• Unfinished on the inside• Breaker box without branch circuitsObservations:• The detached shop has feed wires entering a mounted sub panel. The feed wires are not protected/contained in conduit at theoutside. The sub panel does not appear to be properly isolated/grounded from the main structure in which the feed is suppliedfrom. Recommend a licensed electrician to properly install the feed wires in conduit, route the wires through a wire clamp intothe sub panel. Then, use proper neutral/ground isolation practices within the panel.

Detached garage Exposed feed cables Feed cables installed from housebreaker/ no clamp/no cover

screws


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5. WalkwaysMaterials: Grass • DeckingObservations:• Inspected

6. Porch, Patio, FlatworkDescription: Wrap around porch: Composite DeckingObservations: Fasteners for the composite decking were not fully fastened in places, secure as needed.

Fasteners for composite decking not fully secure in places

7. Exterior Steps/ Railings ConditionMaterials: Steps: Brick • Railings: PVCObservations:• Hand rails are recommended for steps that have 4 risers are more, recommend installing a hand rail at the location(s) were thisstandard is not compliant.

Handrail recommended

8. Exterior DoorsDescription: Metal • Fiberglass/PVCObservations:• The sliding glass door is stiff to open, and has play at the top. In addition the door will not latch closed. Repair as needed forsecurity and egress reasons,.

Definition

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


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Sliding door for sun room is stiff to open and will not lock

9. Window/Door Frames and TrimObservations:• Caulking has been applied around the window trim of some windows, this is an irregular practice. Unable to determine why thismethod used, or if leaking was occurring and the owner used this method to seal the windows.. Typically, J-Channel is properlyinstalled around the window and a tape designed for this type of sealing application is applied over the J-channel fasteningportion and sheathing to obtain a weather tight seal, then the siding is installed. Due to the caulking, I was unable to determine ifa the manufacturer's recommended installation procedure was followed. It is recommended to have a reputable vinyl sidingcontractor to review this area of concern and advise.

Caulking around vinyl window trim should not bepresent

Image of standard vinyl window trim behind siding

10. Exterior CladdingDescription:• Vinyl Siding• Brick veneer along crawlspace blocksObservations:• Inspected• Wall penetrations should be sealed to prevent water/insect intrusion. Caulk/seal as needed.

Small hole in siding


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Roofing

11. Eaves, Soffits, Fascia and TrimDescription: Aluminum • VinylObservations: Inspected

12. Exterior CaulkingComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, and utilitypenetrations/openings. Apply as needed.Observations:• Inspected

In accordance with the InterNACHII© Standards of Practice pertaining to Roofing, this report describes the roof coveringsand the method used to inspect the roof. Inspectors are required to inspect the roof covering, roof drainage systems,flashings, skylights, chimneys and roof penetrations.

1. Roof Style and PitchGable

2. Method of Roof InspectionWalked on Roof Surface • Viewed from ladder at eaves due to pitch in places

3. Roof CoveringDescription: Dimensional architectural shinglesAge: Unknown- Appears serviceableObservations:• A raised nail was observed on roof surface near a ridge section at a lower level, tack down or remove then seal the head toprevent possible water intrusion. In addition, dry caulking was noted behind a flue, recommend recaulking all exsposed nail headsas needed.

Roof view Roof view Roof view


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Roof view Raised nail Exposed nail head

4. FlashingsObservations:• Improve: Kick-out flashing was not observed at the sidewall and lower roof around the home. This flashing ensures water wasdirected into the gutter and prevents water from intruding between the gutter and side wall areas. Recommend a reputablelicensed siding contractor to review and advise for installation of this component.• Headwall flashing was not observed around the first level of roof decking and the side walls, the installation of this is animportant flashing component that prevents water intrusion at this level change. Exposed OSB sheathing was observed under thevinyl siding and shingles at the first level, indicating that inadequate flashing exist. In addition, dry/flaking caulking was observedunder North windows, headwall/apron flashing was not observed in these areas as well. The flashing for these sections that isinstall can be easily lifted out of place and do not appear to be adequate or adequately installed. Recommend a reputablelicensed siding contractor/roofing contractor to review and advise for ALL flashing around the home for proper installation ofthese components to prevent water intrusion.

No kick out flashing at side walls Inadequate flashing- caulked Caulked/unsecured flashing

Exposed sheathing Exposed sheathing Exposed sheathing


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Exposed sheathing points- alongbottom of second level

Side wall flashing example Kick out flashing example

5. Roof PenetrationsDescription: PVC Piping for plumbing vent stack(s) • Type B vent for furnace • Metal vent stack for water heaters.Observations:• Vent stack boots are dried/cracked. Recommend replacement of the rubber boot or install a Perma boot to prevent waterintrusion.

Dried/cracked vent boot seal Dried/cracked vent boot seal Perma boot example

6. Roof Drainage SystemDescription: Aluminum GuttersObservations:• Missing down spout elbow at the side of home. Replace as needed and extend away from the foundation.• Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house -- four (4)to six (6) feet or more, if possible. Recommend complete installation of down spout extentions around the home.

Missing downspout elbow elbow


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Structure

7. Limitations of Roofing Inspection• Leaks often appear at roof penetrations, flashings. A roof leak should be addressed promptly to avoid damage to thestructure. We recommend an annual inspection of roof penetrations, chimney flashing and skylight components tominimize the risk of leakage and to maximize roof life. A roof inspection without a current rain event may not revealleaks or deficiencies. The roof inspection is a snap shot in time with current conditions. If it is noted the the roof pitchwas to steep to safely access the roof, it is recommended to have a roofing professional with proper safety gear toinspect the roof covering and components.

In accordance with the InterNACHI© Standards of Practice pertaining to Structural Components, this report describes thefoundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspaceareas. Inspectors are required to inspect and probe the structural components of the home, including the foundation andframing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not donewhen doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOTrequired to offer an opinion as to the structural adequacy of any structural systems or components or providearchitectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a homeinspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building issound. Home Appeal Inspections, LLC suggests that if the client is at all uncomfortable with this condition or ourassessment, a structural engineer be consulted to independently evaluate any specific concern or condition, prior tomaking a final purchase decision.

1. Foundation TypeCrawlspace: A raised perimeter with pier and beam supports

2. Foundation WallsDescription: Masonry BlockObservations:• Inspected• Some past water staining observed around the lower blocks. Improved drainage control with longer gutter extensions wouldimprove moisture control around the perimeter. Ensure adequate gutter extensions are in place.

3. Foundation FloorDescription: Crawl Space: Dirt floor

4. Under Floor Crawlspace(s)Method of Inspection:• Crawled• Limited access to some areas due to duct work in areas.Insulation & Ventilation:• Soil vapor barrier present with full coverage• Ensure all vents are open• Under floor insulation type: Evidence of recently removed insulation battsObservations:• 18% to 22%% random moisture readings observed on the joist/beams which is considered moderate to high humidity. Ingeneral, a moisture content of 20% or more can promote mold growth. Recommend consulting with a qualified contractor toimprove ventilation.• Mold-like bio growth staining observed at various areas of the wood joist sub floor. This is due to high humidity, at the day ofinspection, the humidity under the crawlspace was at 86%. It appears that past installation batts were installed and removed atsome some point in time, evidence that the insulation batts were holding moisture was observed. The mold-like bio growth doesappear to have been remediated, but it is recommended to obtain the remediation records from the owner/contractor to havean idea of when and what method of the procedure was performed.• A 5 gallon bucket is installed in grade at an area with a near by poly drain pipe at the location, a pump was not present. Thisindicates that at some point a sump pump may have been installed to remove run off water from under the crawlspace. As asignificant rain event has not occurred recently I was unable to determine if the need for this component is necessary. Note: Thesoil under the vapor barrier is moist. Recommend monitoring the crawlspace area after a rain event to determine of water isinfiltrating the crawlspace, if so, contact a contractor who specializes in crawlspace moisture control for correction.


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Relative humidity/Temperature incrawlspace-86%/79*

Moisture Content- SeasonablyTypical to Elevated

Moisture Content- SeasonablyTypical to Elevated

Past mold like bio growth Crawlspace view Crawlspace view

Sump pump bucket and hose in crawlspace

5. Columns and BeamsDescription: Wet stacked masonry piers • Concrete footers noted when probed. • 2 Ply 2x12 beamsObservations:• Inspected

Pier view on poured footer


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6. Floor StructureDescription: Plywood sheathing sub floor • 2 X 10 JoistObservations:• Inspected at visible portions• Note: Sun room floor slopes slightly downward. Appears to be an add-on structure.• A section of plywood at the outer wall near the sliding door( Sun Room Area), as viewed from under the crawlspace, hasevidence of wood decay and recent repair work. Suspect that this condition was caused by inadequate flashing practices asdescribed in the "Exterior-Flashing" section of the report. The existing wood decay on the sub floor in this area is recommendedto be review by a qualified contractor to determine if prevention of the original problem that caused the water intrusion has beencorrected. Home owner repair records may describe the repair effort if they can be obtained.

Crawl space plumbingpenetrations view- No moisture

staining

Wood decay under sun roomflooring near sliding door area

Crawl space plumbingpenetrations view- No moisture

staining

Crawl space plumbing penetrations view- Nomoisture staining

Crawl space plumbing penetrations view- Nomoisture staining

7. Wall StructureDescription: Wood frameObservations:• Inspected at visible portions

8. Ceiling and Roof StructureDescription: Oriented Strand Board (OSB) sheathing • 2 X 6 rafters • Vertical bracingObservations:• Inspected- At visible portions.


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Attic and Insulation

Vent stack penetration view- No staining

9. Limitations of Structure Inspection• Full inspection of all structural components is not possible in areas/rooms where there are finished walls,ceilings,insulation in attic and floors.(Internal and external). Limited safe walk planks in attic to fully inspect.

In accordance with the InterNACHI© Standards of Practice pertaining to Attic and Insulation, this report describes themethod used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaceswhen readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors arerequired to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanicalventilation of attic areas, if present.

1. Attic AccessDescription: Pull down ladder located in: Upstairs hallwayObservations: Inspected • No insulation on the scuttle hatch.

2. Attic conditionMaterials:• Viewed and walked in the attic• Viewed and walked/crawled through center of rafters• Could not access all areas do to lack of safe walking planks and insulation covering the joist.Observations:• Inspected• Note: Insulation batts were noted on the roof sheathing just inside the access area. Suspect that this area may have beeninsulated in this manner to accommodate an additional living space, as insulating the decking is not necessary in this area.

Attic view


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Interior

3. InsulationDescription: Cellulose, loose fill • Fiberglass, battsDepth/R-Value: 10" insulation batts over original loose fill cellulose. Appears adequate.Observations:• Inspected

Insulation view- Batts over blownin cellulose

Insulation view- 10 Inch battswith no vapor barrier backing as

intended

Insulation view

4. Attic VentilationDescription: Gable vents • Under eave soffit ventsObservations:• Inspected

5. Limitations of Attic and Insulation Inspection• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.

In accordance with the InterNACHI© Standards of Practice pertaining to Interiors, inspectors are required to inspectwalls, ceilings and floors, steps, stairways and railings, installed countertops and a representative number of installedcabinets, and representative number of doors and windows. Garage door(s) and automatic garage door operators areinspected for proper function and the operation of installed safety features. If the home is occupied, the possessions ofthe owner necessarily conceal some areas/items. These are exempt from inspection. All reasonable attempt is made tomore closely inspect behind the owner's possessions if any hint of a problem is found or suspected.

1. Walls and CeilingsMaterials: DrywallObservations:• Inspected• Some cosmetic, common small cracks and typical flaws in drywall finish noted. This is normal wear for age of home.• It was reported by the buyer that past water intrusion on the drywall in the sun room had occurred. Moisture readings werenoted to be at about 10% at time of inspection at the reported area. As I do not know the extent of the issue and due to recentrepairs, I am unable to determine what was repaired or what method was used to correct the original issue. Recommendinstalling a humidifier and monitoring the area for bio-growth.• Repair or Replace: Toilet paper holders damage/detached in most of the bathrooms.

Definition

Cellulose insulation: Ground-up newspaper that is treated with fire-retardant.


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Sun room wall moisture- Low Drywall opening under outlet

2. Floor SurfacesMaterials: Vinyl • Carpet • Hardwood typeObservations:• Inspected

3. WindowsDescription: Vinyl/PVC typeObservations:• The vinyl windows throughout the home appeared to be in adequate condition, some were stiff to open and a couple would notstay in the open position. A couple of windows have detached spring return/counter balance hardware. Recommend exercisingthe windows as needed and perform hardware adjustments/replacement were necessary, the windows are in typical conditionfor their age.

Spring return cord displaced

4. Interior DoorsDescription: WoodObservations:• Door are in typical condition for age of home, some hardware adjustments and slight rubbing of frames observed.

Door rubs on frame- downstairs


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Bathrooms

5. Stairways and RailingsObservations:• Inspected

6. Ceiling FansObservations:• Repair or Replace: Sun room ceiling fan would "Hummed", after nudging the fan blade the fan operated, but rubs the basemount.

Sun Room fan "Hums" rubs base.

7. Cabinets and VanitiesMaterials: Wood laminate • WoodObservations:• Inspected

8. CountertopsMaterials: Solid SurfaceObservations:• Inspected

Bathrooms can consist of many features from whirlpool tubs and showers to toilets and bidets. Because of all theplumbing involved it is included here as a separate area. Fixtures and faucets, functional water flow, leaks, and crossconnections are checked. Moisture in the air, water leaks, and deteriorated/poor caulking and grouting can cause mildew,wallpaper/paint to peel, and other problems. The inspector will identify as many issues as possible but some problemsmay be undetectable within the walls or under flooring. It is important to routinely maintain all bathroom grouting andcaulking, because minor imperfections will result in water intrusion and unseen damage behind surfaces. Traps anddrains under sinks tend to leak after new occupancy due to bathroom routine changes. Bes ure to check these areasduring the walk through as pipes can also get disturbed during the moving/packing process of the seller. In addition, Theoverflow for the tub/whirlpool is not inspected. Typically a rubber gasket secures the overflow into place on the outside ofthe tub's overflow component. This gasket may become brittle/cracked over time, and typically this area is hidden sotesting is not conducted as the leak may not be seen immediately after over flow test. Caulking comments: Waterintrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, walls andceilings below bathrooms. As such, periodic re-caulking of tub and shower areas is an ongoing maintenance task whichshould not be neglected.

1. Tub(s)Description: Tub with moulded plastic shower surroundObservations:• Inspected


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Appliances

2. Shower(s)Description: Surround is plastic/FiberglassObservations:• Inspected

3. Toilet(s)Observations:• Inspected• Note: The small toilet bowl has unusually high flush flow, drained as expected at time of inspection, but has notable highpressure. Consider a replacement to prevent unexpected overflow/splashing from the flush or regulated fill/pressure as needed.

4. Exhaust Fan(s)Observations:• Inspected

5. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, wallsand ceilings below bathrooms. As such, periodic re-caulking of tub and shower areas is an ongoing maintenance taskwhich should not be neglected.

6. LimitationsMaterials:• The overflow for the tub/whirlpool is not inspected. Typically a rubber gasket secures the overflow into place on theoutside of the tub's overflow component. This gasket may become brittle/cracked over time, and typically this area ishidden so testing is not conducted as the leak may not be seen immediately after over flow test.

Inspector observed and operated the basic functions of the following appliances: Permanently installed dishwasher(s),through its rinse cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilationequipment or range hood; Permanently installed microwave oven. Refrigerator/freezer accessories such as the ice makeror water tap are not inspected or tested due to frequent unexpected failure. Inspection of stand-alone freezers andsecondary refrigerators are outside the scope of this inspection. No opinion is offered as to the adequacy of dishwasheroperation. Oven self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostataccuracy are not tested during this inspection. Appliances are not moved and the condition of any walls or flooring hiddenby them cannot be judged.

1. DishwasherObservations:• Repair or Replace: No power was observed for the dish washer.

2. Ranges, Ovens, CooktopsDescription: Cooktop: Gas Burners • Oven(s): GasObservations:• Note: When I entered the home after initial arrival, the right hand front gas burner was on with flame on high. In addition thecombination key box was not locked and keys were unsecured. Burner was turned off after discovery.• The left hand front gas burner will not light, other burners operated as intended.


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One burner would not light Oven flame view Broiler flame view

3. Hood/Exhaust FanDescription: Built in microwave • Stand alone, built in cabinets (Upstairs)Observations:• Inspected• Light did not operate for hood fan

4. MicrowaveObservations:• Inspected

5. RefrigeratorObservations:• Inspected

Cooling temp Cooling temp

6. Dryer VentObservations:• The dryer vent is detached at the elbow from under the crawlspace. Secure as needed to prevent dryer heat/moisture and lintfrom discharging into the crawlspace.

Detached dyer vent in crawlspace


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Heating and Air Conditioning

7. Limitations of Appliances Inspection• Appliances are tested by turning them on for a short period of time. Recommend a one-year Homeowner’s Warrantyor service contract be purchased. It is further recommended that appliances be operated once again during the finalwalk through inspection prior to closing.

In accordance with the InterNACHI© Standards of Practice pertaining to Heating and Air Conditioning (HVAC) systems,this report describes the energy source and the distinguishing characteristics of the heating and cooling system(s).Inspectors are required to open readily openable access panels and visually inspect the installed heating equipment andassociated vent systems, flues and chimneys; and central air conditioning equipment and distribution systems. TheHVAC system inspection is general and not technically exhaustive. The inspector will test the heating and air conditionerusing the thermostat and/or other normal controls. Home Appeal Inspections, LLC highly recommends that a qualifiedlicensed HVAC technician evaluate the system in a more exhaustive manner before the purchase of the home as thiscomponent is typically the most expensive system in the home. In addition, a standard, seasonal or yearly, Service andMaintenance Contract with an HVAC contractor should be obtained. This provides a more consistent and thoroughinvestigation of the entire home's heating, air conditioning and filtering system as well as maintaining it at peak efficiency—thereby increasing service life.

1. Thermostat(s)Description: Digital - programmable type.Observations:• Inspected

2. Energy SourceFor Heating: Natural GasFor Cooling: Electric - 220 voltObservations:• Inspected

3. Fuse/Circuit Breaker ProtectionObservations:• Inspected

4. Package System ConditionMaterials:• Electric• GasMaterials:• Manufactured: 1998• The average life expectancy of an HVAC package system with proper service intervals is 15-20 years, an HVACprofessional is recommended to review and advise for models older than this.• Approx: 4 tonObservations:• Fins for the condenser were noted to be bent over in sections in a typical fashion for age of unit. Note: Bent fins can restrict airflow.• The large unit (Package Unit) conditions the air for the lower level. This unit has damaged/broke fins and vibrates badly. Returnair was not detected from inside the home while in the on/cooling position. The unit was not ran after vibration was observed.The unit appears to be a 1998 model an original to the home construction. It appears that regularly scheduled maintenance andservice has not been performed on the unit. Recommend contacting a reputable licensed HVAC contractor to advise forreplacement options for this unit.


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Damaged fins, motor fan blade

5. Cooling SystemDescription: Compressor/Condensing unit Forced Air heat pump • International Comfort Products brandAge and Capacity: Manufactured: Approx 1998 • Average air conditioning unit lasts about 12-17 years with regularmaintenance. Recommend a qualified HVAC professional to review and advise for units older than this typical life cyclescale. • Suction line (Large line wrap in insulation) temp should fall between roughly 45F to 55F, and the liquid line( thincopper line near the suction line) to be typically at about 85F to 110F. If the suction line isn't cold, or the liquid line isn'twarm, it may be an indication of an issue and should be serviced. • Liquid Line Temp-92* • Suction Line Temp-38* •Approx 3 Tons • Shade: Relative Humidity/Temperature- 83%/79* • Inside: Relative Humidity/Temperature-61%/71* •Air Return Temperature: 76*Observations:• Note: Apparent pet "Potty Habits" damage to the condenser fins.• The split system (Smaller unit) conditions the air for the upstairs area. The condenser cooled as intended. The unit appears to bea 1998 model an original to the home construction. It appears that regularly scheduled maintenance and service has not beenperformed on the unit. Recommend contacting a reputable licensed HVAC contractor to advise for replacement options for thisunit. Typical life span of a heat pump system is 12-15 years with proper service intervals. Recommend a qualified HVACtechnician to review the unit and advise for reliability if replacement is not performed. In addition, recommend maintaining ahome warranty policy to assist in the event of unexpected failure.• Note: Condensate observed on upstairs registers. Condition may improve after balanced conditioned air is achieved throughoutthe home.

Damaged fins on smallcondenser

Suction Line Temp- 38* Relative Humidity/Temp inshade- 83%/79*

Liquid Line Temp- 92* Return air temperature- 75*(Upstairs)

Relative Humidity/Temp Indoors-61%/71*


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56 degrees at registers/condensate on register noted (Upstairs)

6. Safety SwitchDescription: None observed in sight of the HVAC unit.

7. Heating System/Air HandlerDescription: Forced air natural gas furnace located in attic • International Comfort ProductsAge and Capacity: Manufactured: 1998 • Average life of a gas-fired/LP hot air furnace is 15-20 years.Recommend a qualified HVAC professional to review and advise for units older than this typical life cycle scale.Observations:• The gas furnace for the split system located in the attic of the home would not fire when heat demand was selected. The unitappears to be a 1998 model an original to the home construction. It appears that regularly scheduled maintenance and servicehas not been performed on the unit. Recommend contacting a reputable licensed HVAC contractor to review advise forrepair/replacement options for this unit.

Dry pan under evaporator

8. Combustion AirObservations:• Inspected

9. Heating & Cooling DistributionDescription: Galvanized sheet metal ductwork in attic • Flex ducting in attic • Flex/metal ducting in crawlspaceObservations:• The duct work inside the crawlspace has detached from the hangers in various places and is now laying on grade or on top ofother duct work. Insulation was observed to be damaged or missing on the duct work as well on sections. Recommendcontacting a reputable licensed HVAC contractor to review and advise for repair of the ductwork system as needed.


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Duct work view- attic Displaced/damaged insulation incrawlspace

Duct work laying on grade

Duct work laying on grade Duct work laying on grade/damaged insulation

Unsupported duct work laying onreturn duct

10. Condensate DrainObservations:• MAINTENANCE: During the cooling season--it is important to monitor condensate drain to insure it is clear of debris for properdraining to occur. This is especially important if the evaporator is located in the interior of the home such as attic area.Recommend seasonal servicing by a qualified professional.• It appears that the condensate drain from the air handler in the attic is draining into the crawlspace. A section of detachedpiping was observed. Recommend contacting a reputable licensed HVAC contractor to review and advise for repair of thecondensate drain piping and direct the drain out of the crawlspace area.

Attic air handler condensate draining into crawlspace

11. Filter(s)Description: Disposable filterObservations:• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. Remember that dirtyfilters are the most common cause of inadequate heating or cooling performance.


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Electrical

Return/filter view

12. Venting, Flue(s), and Chimney(s)

Flue view

In accordance with the InterNACHI© Standards of Practice pertaining to Electrical Systems, this report describes theamperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence ofsolid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods.Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the serviceentrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses orbreakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches andreceptacles. All issues or concerns listed in this Electrical section should be construed as current and a potentialpersonal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensedelectrician.

1. Service DropDescription: Overhead cablesObservations:• Inspected

2. Service Entrance WiresDescription: CopperObservations:• Inspected

3. Electrical Service Rating200 amps


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4. Main Service Panel(s)Description: General Electric • Location: Laundry RoomObservations:• The main panel appears to NO room for future upgrades or additions to the system.• There are some open knockouts at the main panel. Vermin can potentially enter through the openings. Recommend anelectrician to cap and install bushings as needed.• Unclamped wires through knock-out. The purpose of the clamp is not only to secure the wire, but it keeps the sharp edges fromcoming in contact with the sheathing as well as keeping out wildlife.• "Double Tapping" observed on one or more circuit breakers--two wires/spliced wires on one landing on single breaker. Thesebreakers appear not to be rated for double tapping. The risk of landing two circuits on a single breaker may cause overloading ofthe breaker/nuisance breaker tripping. Recommend a qualified electrician to evaluate and repair as necessary.• The main panel is feeding a sub panels in the detached garage. Grounds and neutrals are not properly separated/isolated tofeed this sub panel. Recommend a qualified licensed professional to include, but not limited to further evaluation and repair ofthe isolation of the grounds and neutrals within the panel and proper grounding and isolation of the detached garage sub panel.

Main panel view Unclamped wire through knockout/ open knock out

Two breakers in panel have twocircuits to one breaker

5. Main DisconnectLocation: Location:At Panel • 200 Amp BreakerObservations:• Inspected

6. Service GroundingDescription: CopperObservations:• Inspected

7. Overcurrent ProtectionType: BreakersObservations:• Inspected

8. Sub Panel(s)Description: Detached Garage

9. Distribution WiringDescription: Wiring type: non-metallic sheathed cable "Romex"Observations:• Garbage disposal wire not proper terminated under the kitchen sink. Recommend a licensed electrician to properly terminate.


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Unused wire not properly terminated- garbage disposal feed

10. Lighting, Fixtures, Switches, OutletsDescription: Grounded • UngroundedObservations:• Install: Missing cover in a bedroom• Open Grounded outlet was observed in the downstairs office bathroom. Grounded plugs provide an extra level of safety bygrounding the metal housing of the device. Recommend a licensed electrician to repair any open grounded outlets.

Open ground in Bathroom in downstairs office Missing cover upstairs

11. GFCI - Ground Fault Circuit InterrupterDescription:• GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit when as little as .005amps is detected leaking. Kitchens, bathrooms, garages, and exterior circuits are normally GFCI protected. Thisprotection is from electrical shock.Locations & Resets:• GFI protection was observed at required locations.Observations:• Installed/visible GFCIs responded to test• There is not GFCI protection in all required areas. Although GFI protection may not have been installed at the time ofconstruction, it is recommended to update with this protection device at locations in kitchen, bathrooms within 6 feet of the sinkand tubs and at the exterior and garage areas. Recommend a qualified electrician to install as needed.

12. Smoke/Heat Detector(s)Description: PresentObservations:• Old detectors. Smoke detectors last 6-10 years. Recommend replacing. Missing cover noted on a detector.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Plumbing

Detector cover missing from base

13. Carbon Monoxide (CO) Detector(s)Comments:• SAFETY INFO: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normal amounts whenever youuse an appliance which burns a combustible fuel--gas, oil, kerosene, charcoal, and wood. When proper ventilation becomesblocked or inadequate, CO concentrations build up inside your home. Install as needed. Consult with present alarm carrier/localsafety contractor as to proper location and test intervals.

14. Limitations of Electrical Inspection• Electrical components concealed behind finished surfaces are not visible to be inspected.

In accordance with the InterNACHI© Standards of Practice pertaining to Plumbing systems, this report describes thewater supply, drain, waste and vent piping materials and the water heating equipment, energy source and location of themain water and main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interiorwater supply and distribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures forconveying waste), the water heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment),fuel storage and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps andassociated piping. Some simple plumbing repairs, such as a typical trap replacement, can be performed by a competenthandyman. However, any more complex issues such as incorrect venting or improperly sloped drains should be repairedby a licensed plumber. All gas related issues should only be repaired by a licensed plumbing contractor —since personalsafety is involved. If cast iron piping exist, a sewer scope by a qualified professional is always recommended due to it'scorrosive nature over time or damage by roots/earth movement.

1. Water Supply SourceSource: Public municipal water supply

2. Service Piping Into The HouseMaterials: Copper

3. Main Water Shut OffLocation: At meter

4. Supply Branch PipingDescription: Readily visible water supply pipes are: CopperObservations:• Corrosion observed on some copper piping in the crawlspace due to contact with dissimilar metals (Steel mounting clamps).Recommend a qualified contractor to include but not limited to reviewing the piping in crawlspace and clean corrosion and adviseon condition of pipe sections in contact with dissimilar metals. Repair or replace as needed to prevent unexpected leakage.


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Copper pipe corrosion- dissimilar metals touching

5. Exterior Hose Bibs/SpigotsDescription: Standard hose bibs. (External faucets)Observations:• An outside faucet on the side of the house leaks behind the rim board and sprays up on the composite decking when the valveis turned on and under pressure. Recommend a qualified contractor to repair or replace the faucet.

South side faucet leaks behind rim board, sprays under decking

6. Water Flow and PressurePressure: 75 PSIObservations:• Inspected

85 psi

7. FaucetsObservations:• Repair or Replace: Low water flow observed on upstairs kitchen faucet.


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Upstairs kitchen faucet has low flow

8. SinksObservations:• Inspected

9. Traps and DrainsObservations:• Inspected at visible portions

10. Waste SystemDescription: Unknown

11. Drainage, Wastewater & Vent PipingDescription: Visible waste piping in house:PVCObservations:• Inspected it visible areas

12. Water Heater(s)Description: Location: Laundry Room • Location: Upstairs bathroom/laundry room closet • Heated by: Gas •Bradford White (2)Capacity: 40 Gallons(Upstairs) • 50 Gallons (Down stairs)

13. Water Heater(s) ConditionAge: Manufactured: 1998 • Water heaters have a typical life expectancy of 12-15 years, for appliances older than this,it is recommended to have the unit reviewed by a qualified plumber to advise on the condition to prevent unexpectedfailure.Observations:• Note:Appears the main level water heaters heats water for the 1/2 bath down stairs, 2 large bedroom bathrooms upstairs,kitchen sinks. Upstairs heats water for the West Bathroom downs stairs, downstairs office bathroom and apartment bathroom.• Deferred Cost: The water heater down stairs heated as intended, however it appears to be a 1998 model and has heavy rust onthe top of the appliance. The upstairs water heater pilot would not light with regular controls and it also appears to be a 1998model. A qualified plumbing contractor is advised to review these appliances for operation and reliability due to age.Replacement of both units is recommended to prevent unexpected leakage.


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Rust on top of water heater-Bottom level

Corrosion on Water heater upperlevel, would not light. Cover

removed

Water heater Temp

14. Water Heater Vent PipingMaterials: Metal pipingObservations:• A flue for the down stairs water heater does not have adequate clearance from the side wall, roof line and near by window. Aplumbing vent stack in that same area does not appear to have adequate clearance from the widow as well, flue gases andsewage gas could be drawn into that window. Recommend review by a qualified plumber to correct as needed, consider anelectric water heater for the location and terminate the flue location.

Improper placement of flue and plumbing vent Proper flue location

15. Fuel Supply and DistributionDescription: Black iron pipeShut Off: Main gas shut off located at outside meter and shut off by appliance(s).Observations:• Note: Water heater shut off is behind the appliance and not accessible in the event of an emergency.

Shut of behind the water heater- out of reach.

16. Limitations of Plumbing Inspection• The sections of the plumbing system concealed by finishes, insulation and/or storage (below sinks, etc.), below thestructure, or beneath the ground surface are not inspected. Only visible components are inspected.


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