Report Overview - dynamix-cdn.s3.amazonaws.com€¦ · REPAIR ITEMS Repair: The roof has pine straw...

This confidential report is prepared exclusively for John Doe©2018 Cingo

Report OverviewTHE HOUSE IN PERSPECTIVE

This appears to be a well constructed 43 year old home (according to tax records). The workmanship appears to be of goodquality. The maintenance of the components of the home appears to have been fair. Several repair recommendations orsafety issues were identified. Repairs are needed to bring the home to within acceptable standards. As with all homes,ongoing maintenance is also required and improvements to the systems of the home will be needed over time.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.Concern: a system or component which is considered significantly deficient or is unsafe. Significantdeficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.Safety Issue: denotes a condition that is unsafe and in need of prompt attention.Repair: denotes a system or component which is missing or which needs corrective action to assure proper andreliable function.Improve: denotes improvements which are recommended but not required.Monitor: denotes a system or component needing further investigation and/or monitoring in order todetermine if repairs are necessary.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but representlogical long term improvements.

SUMMARY

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term.Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body ofthis report for further details on these and other recommendations.SAFETY ISSUES

Safety issue: The porch is dilapidated. Repair is likely to be costly. Replacement of the porch is the best long termapproach.Safety issue: The service main lines should be better secured to the exterior of the home. They are pulling the sidingaway and could be very dangerous. Recommend contacting the power company and coordinating this repair with acontractor.Safety issue: Current day codes require that the service conductors be placed inside conduit at the exterior of thehome to protect the cables from potential damage.Safety issue: The main electric panel was manufactured by the Federal Pacific Company and is considered unsafe.Circuits within Federal Pacific panels have been proven not to trip when an overload occurs, thereby creating apotential fire hazard. Recommend the panel be replaced by a qualified contractor.Safety issue: Wiring exposed on interior finishes as noted at the rear of the home should be relocated or protected by arigid conduit.Safety issue: White wires within the panel have not been re-identified (by color coding) as required to indicate its useas a live conductor by present day standards. Recommend this wire be properly identified as a live conductor.Safety issue: Cable clamps (sometimes referred to as bushings or grommets) are required where wiring passes into themain distribution panel. Cable clamps serve to protect the wiring from the metal edges of the panel openings.Safety issue: The ungrounded 3-prong outlet in the living room should be repaired. In some cases a ground wire maybe present in the electrical box and simply needs to be connected.Safety issue: Outlets in various locations in the home has reversed polarity (i.e. it is wired backwards). These outletsand the circuit should be investigated and repaired as necessarySafety issue: All open junction boxes as noted in the master bedroom should be fitted with cover plates in order toprotect the wiring and reduce the risk of potential fires that may be caused by poor connections.

REPAIR ITEMSRepair: The roof has pine straw and leaves covering the back side of the roof. Removing this will help prevent moistureissues and leaks in the future.Repair: The damaged trim piece as observed at over the porch is showing signs of rot. Prepping and painting is

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recommended (See Photo).Repair: The loose or rotting siding as noted at various locations on the home should be re-secured, painted or repairedto avoid more extensive damage due to wind and rain.Repair: The soffit and fascia as noted at the front of the home as well as other area on the exterior should be painted toprevent deterioration of the wood (See Photos).Repair: Minor areas of wood distress and mild rot were noted at the jambs of the back door All damaged wood shouldbe replaced and repainted for proper protection against further damage to surrounding components.Repair: The loose outlet as noted in the back bedroom should be tightened to prevent the loosening of the wiringconnections in the future.Repair: The light switches at the living room for both fans and light fixtures did not respond to testing, this is due to atripped breaker in the main panel #26, it will trip as soon as it is reset. I recommend a qualified professional check outthis circuit and repair as necessary.Repair: The drain line for the master bath is secured with masking tape and should be joined properly.Repair: The waste piping should be better supported to prevent loosening of connections which could potentially resultin leaks..Repair: Most of the windows in the home were nailed shut. It was evident that several were also painted shut.Thisshould be corrected for egress purposes in case of fire.Repair: Damage to the interior finish was observed in the master bedroom. Recommend this area be repaired andpainted.Repair: Carpet stains were observed in the master bedroom and the upstairs bedroom. Cleaning of the carpet mayremove most stains, but replacement may be necessary.Repair: The refrigerator is inoperative. It should be inspected by a appliance repairman.Repair: The microwave oven is inoperative and has a large crack on the front.. Repair is needed.

IMPROVEMENT ITEMSImprove: All wood debris and/or trash should be removed from the crawl space. Organic debris around a propertyincreases risk of insect or rot damage.Improve: The outdoor unit of the heat pump requires cleaning to improve overall performance.Improve: The attic insulation should be improved to R30, which is the present day standard. Adding several bags ofloose fill insulation is recommended. The pull-down attic access door should be insulated with foam board and weatherstripped to limit unconditioned air infiltration into finished areas.Improve: Insulation improvements to the floor above the crawl space may be desirable, depending on the anticipatedterm of ownership.Improve: An “S” trap has been used at the hall bath. S traps should be replaced during any new plumbing work as theyare subject to siphoning problems. Replacement is sometimes difficult and thus the S traps are usually tolerated. Careshould be taken to keep the trap “primed”. Fixtures should be monitored for sewer odor.Improve: The tile floor is cracked in the upstairs bath This is primarily a cosmetic issue although improvement may bedesirable (See Photo).Improve: Deteriorating drywall tape was observed above the sink in the hall bath. This is not unusual and can normallybe attributed to settlement and/or marginal installation practices. Improvement may be desirable (See Photo).Improve: The window pane at the back bedroom cracked. Improvement may be desirable.Improve: The fireplace and chimney should be inspected and cleaned by a professional chimney sweeping companyprior to operation. All flues and gas connections should be checked for proper safety. All open joints and cracks in thefirebox should be grouted and sealed to prevent the chance of embers coming into contact with wood framing.

ITEMS TO MONITORMonitor: As is not uncommon for homes of this age and location, the air conditioning system is old. It may require aslightly higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequencyor time frame for repairs on any mechanical device is virtually impossible.Monitor: An apparent water staining was noted in the ceiling of the laundry room. The area was dry at the time of theinspection, but leakage could not be definitively ruled out based on a one time visit to the home. Recommend consultingwith the current owners for additional information prior to closing. If the leak is still active, recommend repair/replaceas needed to remedy the leak.Monitor: The dining room floor is worn and may need to be replaced sooner than expected.

THE SCOPE OF THE INSPECTION

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All components designated for inspection in the ASHI® Standards of Practice are inspected, except as may be notedin the “Limitations of Inspection” sections within this report.It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not allimprovements will be identified during this inspection. Unexpected repairs should still be anticipated. Theinspection should not be considered a guarantee or warranty of any kind.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

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StructureDESCRIPTION OF STRUCTURE

Foundation: • Poured Concrete • Crawl SpaceColumn: • WoodFloor Structure: • Wood JoistWall Structure: • Wood FrameCelling Struture: • JoistRoof Structure: • RaftersAttic Access: • Scuttle Opening

STRUCTURE OBSERVATIONS

The construction of the house is of average quality with typical liberties taken with good building practice and with thequality of materials employed. The inspection did not disclose significant deficiencies in the structure

Front of home Framing in the crawlspace Framing in the attic

RECOMMENDATION / OBSERVATIONSCrawl Space

Improve: All wood debris and/or trash should be removed from the crawl space. Organic debris around a propertyincreases risk of insect or rot damage.

Cooler supporting drain line. Wood car wheels etc under home.

LIMITATIONS OF STRUCTURE INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but notrestricted to) the following conditions:

Structural components concealed behind finished surfaces could not be inspected.Only a representative sampling of visible structural components were inspected.Furniture and/or storage restricted access to some structural components.

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Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of ahome inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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RoofingDESCRIPTION OF ROOFING

Roof Covering: • Asphalt ShingleRoof Flashing: • MetalChimneys: • MasonrySkylights: • NoneMethod Of Inspection: • Viewed From Ladder at Eave • Viewed with Binoculars • Arial Camera

ROOFING OBSERVATIONS

The roofing is older material (estimated age is less than twenty years) and is in fair condition. The typical life for thismaterial is 25-30 years. In all, the shingles show evidence of normal wear and tear for a roof of this age. The roof shouldhave a few more years of useful life. Keep in mind that these life expectancies are approximations only and other factorssuch as extreme weather conditions can result in a shorter life.

Roof at the front of the home Roof at the rear of home Roof of front porch

Sloped RoofingRepair: The roof has pine straw and leaves covering the back side of the roof. Removing this will help prevent moistureissues and leaks in the future.

Roof at the rear of home.

LIMITATIONS OF ROOFING INSPECTION


Not all of the underside of the roof sheathing is inspected for evidence of leaks.Evidence of prior leaks may be disguised by interior finishes.Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage candevelop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

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Roof inspection may be limited by access, condition, weather, or other safety concerns.


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ExteriorDESCRIPTION OF EXTERIOR

Wallcovering: • Wood SidingEaves Soffits Fascia: • WoodExterior Doors: • Metal • Wood • French DoorsWindows Door Frames: • Wood • VinylPorch Decks Steps Railings: • WoodOverhead Garage Doors: • NoneSurface Drainage: • Level Grade

EXTERIOR OBSERVATIONS

The exterior brick and cement siding that have been installed on the house are durable materials and relatively lowmaintenance. The window frames and siding trim are in average condition with only minor repairs needed.

Front of home Front of home Side of the home

Exterior WallsRepair: The damaged trim piece as observed at over the porch is showing signs of rot. Prepping and painting isrecommended (See Photo).

Trim on porch.

Repair: The loose or rotting siding as noted at various locations on the home should be re-secured, painted or repairedto avoid more extensive damage due to wind and rain.

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Side of the home. Rear of home. Front of home.

EavesRepair: The soffit and fascia as noted at the front of the home as well as other area on the exterior should be painted toprevent deterioration of the wood (See Photos).

Soffit at the front of the home.

Exterior Doors/WindowsRepair: Minor areas of wood distress and mild rot were noted at the jambs of the back door All damaged wood shouldbe replaced and repainted for proper protection against further damage to surrounding components.

Back door.

PorchesSafety issue: The porch is dilapidated. Repair is likely to be costly. Replacement of the porch is the best long termapproach.

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Rear deck is in disrepair.

LIMITATIONS OF EXTERIOR INSPECTION


A representative sample of exterior components was inspected rather than every occurrence of components.The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmentalhazards.Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls,breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-uponand documented in this report.


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ElectricalDESCRIPTION OF ELECTRICAL

Size Of Service: • 200 Amps 120/240v Main ServiceService Drop: • OverheadEntrance Conductors: • AluminumMain Disconnect: • Main Service Rating 200 AmpsGrounding: • Connection Not VisibleService Panel: • Panel Rating 200 Amps • BreakersSub Panel: • Panel Rating 60 Amps • FusesWiring: • CopperWiring Method: • Non- Metalic Cable RomexSmoke / Co Detector: • Smoke Detectors PresentAFCI: • None

ELECTRICAL OBSERVATIONS

Inspection of the electrical system revealed the need for numerous repairs. These should be high priority for safetyreasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertakethe repairs recommended below.

Main panel box Meter base Sub panel in laundry room

Servic EntranceSafety issue: The service main lines should be better secured to the exterior of the home. They are pulling the sidingaway and could be very dangerous. Recommend contacting the power company and coordinating this repair with acontractor.

Power lines are pulling siding awayfrom the home.

Safety issue: Current day codes require that the service conductors be placed inside conduit at the exterior of thehome to protect the cables from potential damage.

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Service conductors at the meterbase.

Main PanelSafety issue: The main electric panel was manufactured by the Federal Pacific Company and is considered unsafe.Circuits within Federal Pacific panels have been proven not to trip when an overload occurs, thereby creating apotential fire hazard. Recommend the panel be replaced by a qualified contractor.

Federal Pacific main panel.

Safety issue: White wires within the panel have not been re-identified (by color coding) as required to indicate its useas a live conductor by present day standards. Recommend this wire be properly identified as a live conductor.

White wires should be labeled as livewires.

Safety issue: Cable clamps (sometimes referred to as bushings or grommets) are required where wiring passes into themain distribution panel. Cable clamps serve to protect the wiring from the metal edges of the panel openings.

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Missing wire clamp.

Distribution WiringSafety issue: Wiring exposed on interior finishes as noted at the rear of the home should be relocated or protected by arigid conduit.

Exposed wiring at the right rear ofhome.

Safety issue: All open junction boxes as noted in the master bedroom should be fitted with cover plates in order toprotect the wiring and reduce the risk of potential fires that may be caused by poor connections.

Master bedroom

OutletsRepair: The loose outlet as noted in the back bedroom should be tightened to prevent the loosening of the wiringconnections in the future.

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back bedroom

Safety issue: Outlets in various locations in the home has reversed polarity (i.e. it is wired backwards). These outletsand the circuit should be investigated and repaired as necessary

Upstairs back bedroom. Living room.

Safety issue: The ungrounded 3-prong outlet in the living room should be repaired. In some cases a ground wire maybe present in the electrical box and simply needs to be connected.

Living room.

SwitchesRepair: The light switches at the living room for both fans and light fixtures did not respond to testing, this is due to atripped breaker in the main panel #26, it will trip as soon as it is reset. I recommend a qualified professional check outthis circuit and repair as necessary.

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living room fan. Light fixture.

LIMITATIONS OF ELECTRICAL INSPECTION


Electrical components concealed behind finished surfaces are not inspected.Only a representative sampling of outlets and light fixtures were tested.Furniture and/or storage restricted access to some electrical components which may not be inspected.The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems,and components, ancillary wiring, systems, and other components which are not part of the primary electrical powerdistribution system.


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HeatingDESCRIPTION OF HEATING

Energy Source: • ElectricityHeat Distribution Methods: • Ductwork

HEATING OBSERVATIONS

LIMITATIONS OF HEATING INSPECTION


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.Solar space heating equipment/systems are not inspected.


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Cooling / Heat PumpsDESCRIPTION OF COOLING / HEAT PUMPS

Energy Source: • ElectricityCentral System Type: • Air Cooled Central Air • 5 Tons (1 Ton Serves Approx 500-600 sf) • Goodman/

1995 • 9507093060COOLING / HEAT PUMPS OBSERVATIONS

The outdoor unit appears to be approximately 23 years old based on the serial number. The typical life for suchcomponents is 12-15 years based on proper maintenance scheduling. Upon testing in the air conditioning mode, a normaltemperature drop of between 15 to 20 degrees across the evaporator coil was observed. This suggests that the system isfunctioning properly. The capacity and configuration of the system should be sufficient for the home.

Goodman central unit at the rear of thehome

Label on AC unit Thermostat

Central Air ConditioningMonitor: As is not uncommon for homes of this age and location, the air conditioning system is old. It may require aslightly higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequencyor time frame for repairs on any mechanical device is virtually impossible.

Central unit at the rear of the home.

Heat PumpsImprove: The outdoor unit of the heat pump requires cleaning to improve overall performance.

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Central unit at the rear of the home.

LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION


Window mounted air conditioning units are not inspected.The cooling supply adequacy or distribution balance are not inspected.


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Insulation / VentilationDESCRIPTION OF INSULATION / VENTILATION

Attic Insulation: • R 30 CelluloseExterior Wall Insulation: • Not VisibleCrawl Space Ventilation: • Exterior Wall Vents Crawl SpaceExhaust Fans / Vents: • Bathrooms • DryerCrawl Space Insulation: • NoneVapor Retarders: • None VisibleRoof Ventilation: • Gable Vents

INSULATION / VENTILATION OBSERVATIONS

Overall, insulation levels are typical for a home of this age and construction. Any further insulation improvements will helpto reduce utility costs.

Attic insulationAttic And Roof

Improve: The attic insulation should be improved to R30, which is the present day standard. Adding several bags ofloose fill insulation is recommended. The pull-down attic access door should be insulated with foam board and weatherstripped to limit unconditioned air infiltration into finished areas.

Attic insulation needs improving.

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Crawl SpaceImprove: Insulation improvements to the floor above the crawl space may be desirable, depending on the anticipatedterm of ownership.

No Crawlspace insulation.

LIMITATIONS OF INSULATION / VENTILATION INSPECTION


Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are notdisturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positivelyidentified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or aseparate report.Any estimates of insulation R values or depths are rough average values.


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PlumbingDESCRIPTION OF PLUMBING

Water Supply Source: • PublicService Pipe: • Not VisibleMain Water Valve Location: • StreetInterior Supply Piping: • Copper • PlasticWaste System: • Public SewerDwv Piping: • PlasticFuel Storage Distribution: • Natural GasFuel Shut Off Valves: • Natural Gas Main Side of Home

PLUMBING OBSERVATIONS

The water pressure supplied to the fixtures is 60+ psi which is reasonably good. A typical drop in flow was experiencedwhen two fixtures were operated simultaneously. Most plumbing fixtures are old. Upgrading fixtures would be a logicallong term improvement. In the interim, a higher level of maintenance will likely be required.

Water pressure was a steady 60+PSI

Kitchen faucet and sink.

DWV PipingRepair: The drain line for the master bath is secured with masking tape and should be joined properly.

Master bath..

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Improve: An “S” trap has been used at the hall bath. S traps should be replaced during any new plumbing work as theyare subject to siphoning problems. Replacement is sometimes difficult and thus the S traps are usually tolerated. Careshould be taken to keep the trap “primed”. Fixtures should be monitored for sewer odor.

S Trap in the hall bath.

Repair: The waste piping should be better supported to prevent loosening of connections which could potentially resultin leaks..

A cinder block on top of a cooler issupporting the main drain line.

LIMITATIONS OF PLUMBING INSPECTION


Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, orbeneath the ground surface are not inspected.Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separatereport.Clothes washing machine connections are not inspected.Interiors of flues or chimneys which are not readily accessible are not inspected.Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systemsare not inspected unless explicitly contracted-for and discussed in this or a separate report.


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InteriorDESCRIPTION OF INTERIOR

Wall Ceiling: • DrywallFloors: • Carpet • Tile • Wood • Vinyl TileWindows: • Double/Single Hung • Single PaneDoors: • Wood Hollow Core

INTERIOR OBSERVATIONS

The interior finishes of the home are in average condition. No significant cracks or drywall issues were observed in theceilings and walls. The floors appeared to be level although floor finishes may need to be updated. Most windows anddoors operated correctly, although some minor repairs are needed to bring the home up to acceptable condition. Therepair items listed below are not considered unusual for a home of this age.

Bedroom Kitchen Master bedroom

Walls CeilingMonitor: An apparent water staining was noted in the ceiling of the laundry room. The area was dry at the time of theinspection, but leakage could not be definitively ruled out based on a one time visit to the home. Recommend consultingwith the current owners for additional information prior to closing. If the leak is still active, recommend repair/replaceas needed to remedy the leak.

Laundry room

Repair: Damage to the interior finish was observed in the master bedroom. Recommend this area be repaired andpainted.

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Master bedroom Master bedroom

Improve: Deteriorating drywall tape was observed above the sink in the hall bath. This is not unusual and can normallybe attributed to settlement and/or marginal installation practices. Improvement may be desirable (See Photo).

Hall bath.

FloorsRepair: Carpet stains were observed in the master bedroom and the upstairs bedroom. Cleaning of the carpet mayremove most stains, but replacement may be necessary.

Upstairs bedroom Master bedroom

Improve: The tile floor is cracked in the upstairs bath This is primarily a cosmetic issue although improvement may bedesirable (See Photo).

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Upstairs bedroom Upstairs bedroom

Monitor: The dining room floor is worn and may need to be replaced sooner than expected.

Dining room Dining room

WindowsRepair: Most of the windows in the home were nailed shut. It was evident that several were also painted shut.Thisshould be corrected for egress purposes in case of fire.

Window

Improve: The window pane at the back bedroom cracked. Improvement may be desirable.

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Bedroom

LIMITATIONS OF INTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but notrestricted to) the following conditions

Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper,and other finish treatments are not inspected.


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AppliancesDESCRIPTION OF APPLIANCES

Appliances Tested: • Electric RangeLaundry Facility: • 240V Circuit for Dryer • Vents to Building Exterior • 120V Circuit for

Washer • Waste Standpipe for WasherAPPLIANCES OBSERVATIONS

The range is in good working order. The other appliances were not operable

RangeMicrowave Oven

Repair: The microwave oven is inoperative and has a large crack on the front.. Repair is needed.

Microwave

RefrigeratorRepair: The refrigerator is inoperative. It should be inspected by a appliance repairman.

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Refrigerator.

LIMITATIONS OF APPLIANCES INSPECTION


Thermostats, timers and other specialized features and controls are not tested.The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances isoutside the scope of this inspection.


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Fireplaces / Wood StovesDESCRIPTION OF FIREPLACES / WOOD STOVES

Fireplaces: • Masonry • Direct VentVents / Flues / Chimney: • Masonry

FIREPLACES / WOOD STOVES OBSERVATIONS

The fireplace is showing signs of age. Inspection by a chimney sweep company is recommended.

Fireplace. FireboxFireplace

Improve: The fireplace and chimney should be inspected and cleaned by a professional chimney sweeping companyprior to operation. All flues and gas connections should be checked for proper safety. All open joints and cracks in thefirebox should be grouted and sealed to prevent the chance of embers coming into contact with wood framing.

Firebox Chimney

LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION


The interiors of flues or chimneys are not inspected.Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds,combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected.

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The inspection does not involve igniting or extinguishing fires nor the determination of draft.Fireplace inserts, stoves, or firebox contents are not moved.


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Appendix A-Maintenance AdviceUPON TAKING OWNERSHIP

After taking possession of a new home, there are some maintenance and safety issues that should be addressedimmediately. The following checklist should help you undertake these improvements:

Change the locks on all exterior entrances, for improved security.Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows anddoors. Consideration should also be given to a security system.Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas. Replace batteries on anyexisting smoke detectors and test them. Make a note to replace batteries again in one year.Create a plan of action in the event of fire in your home. Ensure that there is an operable window or door in every room of the house. Consultwith your local fire department regarding fire safety issues and what to do in the event of fire.Install carbon monoxide detectors near all furnaces, water heaters, gas ovens, and any other gas appliances to warn occupants of possiblecarbon monoxide emissions.Examine driveways and walkways for trip hazards. Undertake repairs where necessary.Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.Undertake improvements to all stairways, decks, porches and landings where there is risk of falling or stumbling.Label all furnace shut-off switches (switch closest to the furnace) to prevent someone from shutting off the furnace by accident. Label allplumbing shut-off valves for proper identification (consult with seller for exact locations).Install rain caps and vermin screens on all chimney flues, as necessary.Check all dryer flue vents for lint build-up in the line, which can cause damage and possible fires at the dryer element. Flexible piping should bereplaced with rigid smooth wall piping, which is less prone to blockages.Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attended the home inspection, these itemswould have been pointed out to you. If you are leaving the home for extended periods of time (i.e. during vacations), it is recommended that thewater to the house be shut off to prevent damage to interior finishes from possible plumbing leaks.

REGULAR MAINTENANCEEVERY MONTH

Check that fire extinguishers are fully charged. Re-charge if necessary.Examine heating/cooling air filters and replace or clean as necessary. Inspect and clean humidifiers and electronic air cleaners, if present.Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate (i.e. ten feet awayfrom the foundation). Remove debris from window wells if present.Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping theenclosure during showering.Clean and sanitize all whirlpool jet tub supply piping to reduce the chance of bacteria growth in the lines, which can cause infections. This canbe achieved by running bleach through the system (refer to manufacturer recommendations).Check below all plumbing fixtures for evidence of leakage. Repair or replace leaking faucets or shower heads. Secure loose toilets, or repairflush mechanisms that become troublesome.

SPRING AND FALLHave the heating and/or cooling and water heater systems cleaned and serviced. Have all furnace heat exchangers checked for cracks anddamage. Consider having the ductwork cleaned and sanitized for better air quality.Examine the roof for evidence of damage to roof coverings, flashings and chimneys.Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity.Level out insulation if needed.Trim back tree branches and shrubs to ensure that they are not in contact with the house.Inspect the exterior walls and foundation for evidence of damage, cracking or movement.Watch for bird nests in vents and flues and other signs of vermin or insect activity within the attic, crawlspace, or basement. Survey thebasement and/or crawlspace walls for evidence of moisture seepage.Look for overhead wires coming to the house. They should be secure and clear of trees or other obstructions.Ensure that the grade of land around the house encourages water to flow away from the foundation.Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood and windowframes. Paint and repair window sills and frames as necessary.Test all ground fault circuit interrupters (GFCI) as identified in the inspection report.Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.Test the Temperature and Pressure Relief (TPR) valve on water heaters.Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.Test the overhead garage door opener, to ensure that the auto- reverse mechanism is responding properly. Clean and lubricate hinges, rollersand tracks on overhead doors.Replace or clean exhaust hood filters. Clean, inspect, and/or service all appliances as per the manufacturer’s recommendations.

ANNUALLYReplace smoke detector batteries.

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Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip thebreakers on and off to ensure that they are not sticky.If the property has a septic system, have the tank inspected (and pumped as needed).If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist.Preventative treatments may be recommended in some cases. Put in place a “Structural Repair” bond on the home, which will cover anystructural damage caused by wood destroying insects.

PREVENTION IS THE BEST APPROACH

Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the oddsof selling your house at fair market value, when the time comes.

Please feel free to contact our office should you have any questions regarding the operation or maintenance of any components within the home.We at Probe Home Inspections hope you enjoy your home!

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Appendix B-Cost Summary

INTRODUCTION

The following cost figures are order of magnitude estimates only. They pertain to some of the observations made in thisreport. This is not an all-inclusive list of future repair costs, nor does it address general annual maintenance. It isrecommended that a budget of roughly one percent of the value of the home be set aside annually to cover unexpectedrepairs and annual maintenance.

It is further recommended that qualified, reputable contractors be consulted for specific quotations. You may find thatcontractor estimates vary dramatically from these figures, and from each other. Contractors may also uncover defects notapparent at the time of the inspection, resulting in additional costs. Please proceed cautiously.

Should you have any questions regarding contractor opinions or quotations, please contact our office. Any work performedby the homeowner will dramatically reduce costs.

These approximate costs are not intended to represent or influence, in any way, the value of a property.

APPROXIMATE IMPROVEMENT COSTS

Roofing/Flashings/ChimneysInstall conventional asphalt shingles over existing shingles $1.50-$2.50 per ft2

Strip and re-roof with conventional asphalt shingles $2.50-$4.50 per ft2Strip and re-roof with top-quality asphalt shingles $4.00-$8.00 per ft2Strip and re-roof with low-slope asphalt shingles $3.00-$5.00 per ft2Strip and re-roof with cedar shingles $8.00-$10.00 per ft2Strip and re-roof with cedar shakes $10.00-$18.00 per ft2Strip and re-roof with steel shingles $6.00-$8.00 per ft2Strip and re-roof with aluminum shingles $5.50-$7.25 per ft2Strip and re-roof with plastic shakes $5.50-$7.25 per ft2Install concrete tile roofing (assuming no structural reinforcement) $8.00-$16.00 per ft2Steel sheet roofing $6.00-$10.00 and up per ft2Install new slate roof $12.00-$24.00 per ft2Repair loose slates or tiles $30.00 per slate/tilesInstall asphalt roll roofing $2.10-$4.20 per ft2Strip and replace built-up tar and gravel roof $10.00-$20.00 per ft2 (min. $1500)Strip and install modified bitumen roof membrane $8.00-$16.00 per ft2 (min. $1500)Synthetic rubber membrane $12.00-$16.00 per ft2Improve flat roof drainage prior to installation of new membrane $2.00-$4.00 per ft2Paint modified bitumen membrane $0.50-$1.50 per ft2 (min $200)Install sheet metal on small roof surfaces $10.00-$20.00 per ft2 (min $500)Re-flash typical skylight or chimney on asphalt roof $500.00-$800.00Re-flash skylight or chimney on built-up or bitumen roof $600.00-$900.00Install metal cricket for wide chimney $400.00-$800.00Repair valley flashings on existing roof $25.00-$50.00 per ft2 (min $500)Replace parapet wall flashing $30.00-$50.00 per ft2 (min $500)Rebuild typical single-flue chimney above roof line $150.00-$300.00 per ft2 (min $500)Rebuild typical double-flue chimney above roof line $200.00-$400.00 per ft2 (min $500)Repoint typical single-flue chimney above roof line $20.00-$30.00 per row (min $350)Repoint typical double-flue chimney above roof line $25.00-$40.00 per row (min $350)Install concrete cap on typical single-flue chimney $250.00-$500.00Install concrete cap on typical double-flue chimney $500.00-$700.00Install rain cap on typical chimney $150.00-$200.00 eachReplace roof sheathing (plywood or waferboard) $1.50-$2.00 per ft2

Exterior

of 39 pages


Install exterior insulated metal door $500.00 and upInstall closer on garage man door $150.00-$250.00Install metal storm door $350.00 and upReplace hardware on metal storm door $100.00-$150.00Install sliding glass door (brick wall) $2500.00-$3500.00Install sliding glass door (wood frame wall) $2000.00-$2500.00Replace sliding glass door $1000.00-$1700.00Install basic skylight $1000.00 and upInstall roof window or ventilating skylight $1500.00 and upRemodel kitchen completely $10,000.00 and upInstall kitchen cabinets $200.00 and up per lin. ft.Install kitchen counter $20.00 and up per lin. ft.Install ceiling fan $200.00 and upInstall conventional alarm system $1000.00 and upInstall central vacuum system $800.00-$2000.00Install central vacuum canister only $500.00-$1000.00Paint interior (walls, ceilings, door, trim) of entire house $1500.00 and upHang wallpaper $2.00 and up per sq. ft.Urethane injection of leaking basement cracks $350.00-$500.00 eachDamp-proof foundation walls and install perimeter drains $70.00-$120.00 per lin. ft.

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