Notice to Third Parties: This Report is the joint property of Irongate Home Inspections and the Client(s)listed above. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This reportand supporting inspection were performed according to a written contract agreement that limits its scopeand the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contentsof this report, but instead to retain the services of the qualified home inspector of their choice to providethem with an updated report.

Inspector: Steve McDonald, Irongate Home Inspections

Cover Page

2017 Downtown Avenue, Medford, ORInspection prepared for: John Smith

Real Estate Agent: April McDonald - Harvey Realty Group

Date of Inspection: 12/27/2017 Time: 0900 Age of Home: 1950 - 67 Years Size: 925 Sq. Ft.

Weather: 37F - 40F and Cloudy

CCB# 209540 OCHI# 1861Phone: (541) 301-3964 www.irongateinspections.com

Your Property Inspection Report

Inspector: Steve McDonald

Irongate Home Inspections 2017 Downtown Avenue, Medford, OR

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We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.

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Dear John Smith, THANK YOU! We are honored that you chose our company, Irongate Home Inspections to perform this GeneralResidential Home Inspection. The inspection performed to provide data for this report was visual innature only, and non-invasive. The purpose of this report is to reflect as accurately as possible thevisible condition of the home at the time of the inspection. This inspection is not a guarantee orwarranty of any kind, but is an inspection for system and major accessible component defects andsafety hazards. WHAT is INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have thesame level of knowledge and experience, or to perform inspections of the different systems to thesame degree as would contractors specializing in each of those systems.Because inspectors do not perform research, the General Residential Home Inspection does notinclude confirmation of compliance with any manufacturer's recommended installation instructions,confirmation of property boundary limits or structure setbacks.Although some conditions commented on in this report may be building code violations, identificationof building code violations lies beyond the scope of the General Residential Home Inspection.To understand more fully what is and is not included in a General Residential Home Inspection,please visit the Standards of Practice page of the International Association of Certified HomeInspectors at www.nachi.org/sop.The goal of this inspection report is not to make a purchase recommendation, but to provide you withuseful, accurate information that will be helpful in making an informed purchase decision. NOT PASS/FAILA property does not "Pass" or "Fail" a General Residential Home Inspection. An inspection isdesigned to reflect the visual condition of the structure at the time of the inspection.Please feel free to contact me with any questions about either the report or the property, soon afterreading the report, or at any time in the future!The following conditions lie beyond the scope of the General Residential Home Inspection:- Identification of building regulation violations;- Conditions not readily observable;- Failure to follow manufacturer's installation recommendations, or- Any condition requiring research. READ the REPORT! Please read your entire inspection report carefully. Although the report has a summary that lists themost important considerations, the body of the report also contains important information. REPAIRS, EVALUATIONS and CORRECTIONS For your protection, and that of others, all repairs, corrections, or specialist evaluations should beperformed by qualified contractors or licensed professionals. Safety hazards or poorly performedwork can continue to be a problem, or even be made worse when home sellers try to save money byhiring inexpensive, unqualified workmen, or by doing work themselves.Be sure to take whatever actions are necessary before the expiration of your Inspection ObjectDeadline! DO a FINAL WALK-THROUGH!

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Because conditions can change very quickly and this report is a snapshot in time, we recommendthat you or your representative perform a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. WE'RE HERE to HELP! If you have questions about either the contents of this report, or about the structure, please don'thesitate to contact us for help, no matter how much time has passed since your Residential HomeInspection. We'll be happy to answer your questions to the best of our ability. Again, Thank you for choosing IRONGATE HOME INSPECTIONS LLC. Oregon State CCB Licensed Contractor and Home Inspector CCB# 209540 OCHI# 1861

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Summary of Items of ConcernSummary of Items of Concern

On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, asthey relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks.The complete list of items noted is found throughout the body of the report, including NormalMaintenance items. Be sure to read your entire report!For your safety and liability, we recommend that you hire only licensed contractors when having anywork done. If the living area has been remodeled or part of an addition, we recommend that youverify the permit and certificate of occupancy. This is important because our inspection does nottacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, andlatent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern for you; be sure to read your Inspection Report in its entirety.Note: If there are no comments in RED below, there were no CRITICAL system or safety concernswith this property at the time of inspection.Exterior AreasPage 8 Item: 1 Roof Rear patio cover not installed with flashing and with untreated

wood in contact with roofing. This may be the cause of stainingto the ceiling at the interior of the structure in the dining area.Recommend review by a qualified contractor.

Interior FeaturesPage 18 Item: 5 Floors, Ceilings &

Walls Past or present ceiling leak stains observed in the kitchenceiling area, dry at time of inspection. Please note that the rearpatio awning is attached at a point on the roof near the samepoint of the staining in the kitchen. This is likely due to the lackof proper flashing and weather proofing where the patio roofcover is attached. Review by a qualified contractor isrecommended.

Garage, Crawlspace & AtticPage 26 Item: 2 Crawlspace Active leak observed at the drain below the bath tub.

Recommend review by a qualified plumber. Collapsed and damaged HVAC ducting was observed in thecrawlspace with evidence that rodents or other small animalshaving caused the damage and nesting in the ducting is likely.Review by a qualified HVAC contractor is recommended.

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

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Page 27 Item: 3 Attic Residue of apparent vermiculite insulation present. This was aslight amount possibly left over from the prior removal of theproduct but was unable to determine the extent due to the lackof full access to the attic space; Regarding Vermiculiteinsulation: This type of insulation may contain asbestos, whichhas been linked to cancer (mesothelioma). This inspector isqualified to sample the insulation for you and send it to anational laboratory which will determine if asbestos is present.The EPA makes the following recommendation athttp://www.epa.gov/asbestos/pubs/insulation.html :

"What should I do if I have vermiculite attic insulation?DO NOT DISTURB IT. Any disturbance has the potential torelease asbestos fibers into the air. Limiting the number of tripsyou make to your attic and shortening the length of those tripscan help limit your potential exposure. EPA and ATSDRstrongly recommend that:Vermiculite insulation be left undisturbed in your attic. Due tothe uncertainties with existing testing techniques, it is best toassume that the material may contain asbestos.You should not store boxes or other items in your attic ifretrieving the material will disturb the insulation.Children should not be allowed to play in an attic with openareas of vermiculite insulation.If you plan to remodel or conduct renovations that woulddisturb the vermiculite, hire professionals trained and certifiedto handle asbestos to safely remove the material.You should never attempt to remove the insulation yourself.Hire professionals trained and certified to safely remove thematerial."

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

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Wood Destroying Organism 1. ExteriorObservations: Rear patio cover not installed with flashing and with untreated wood in contact with roofing. This may bethe cause of staining to the ceiling at the interior of the structure in the dining area. Recommend review by aqualified contractor. Downspout drains at base of foundation throughout the structure. Recommend exploring ways to divertwater away from the foundation. Standing water was observed in the crawlspace and down spoutsterminating at the base of the foundation is a likely contributor. Review by a qualified contractor isrecommended.

Sketch of structure - Not to scale - WM = Water Meter (approximate), HP = Heat Pump, CS = CrawlSpace hatch, CH = Chimney, ES = Electrical Service mast

2. InteriorObservations: Past or present ceiling leak stains observed in the kitchen ceiling area, dry at time of inspection. Please notethat the rear patio awning is attached at a point on the roof near the same point of the staining in the kitchen.This is likely due to the lack of proper flashing and weather proofing where the patio roof cover is attached.Review by a qualified contractor is recommended.

3. AtticObservations: No wood destroying organisms or related major system safety or function concerns noted at time ofinspection.

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4. UnderstructureObservations: Active leak observed at the drain below the bath tub. Recommend review by a qualified plumber. Collapsed and damaged HVAC ducting was observed in the crawlspace with evidence that rodents or othersmall animals having caused the damage and nesting in the ducting is likely. Review by a qualified HVACcontractor is recommended. Sump pump observed placed at the opening to the crawlspace but was not installed. Standing water wasobserved pooling at the front of the foundation and proper installation of the sump pump by a qualifiedcontractor is recommended. Animal infestation is suspected, due to odor, waste, traps and/or poison or burrow holes in insulation.Review by a licensed pest control contractor is recommended.

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

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Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. RoofMaterials: Composition shingles, fiberglassObservations: Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treatingmoss during its growing season (wet months) with a moss killer. For information on various moss treatmentproducts and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm. Multiple roof jack flashing rubber boots were observed with damage. Recommend repair by a qualifiedhandyman or roofing contractor. Rear patio cover not installed with flashing and with untreated wood in contact with roofing. Thismay be the cause of staining to the ceiling at the interior of the structure in the dining area.Recommend review by a qualified contractor.

Roof with moss growth Roof jack flashing rubber boot seals deteriorated

Roof jack flashing rubber boot seals deteriorated Roof jack flashing rubber boot seals deteriorated

DefinitionA roof jack is a device used to seal vent pipe protrusions from the roofing surface.

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No flashing at the patio cover connection to the roofing surface2. ChimneyObservations: Recommend installation of a chimney cap and spark arrestor; this acts to prevent sparks from escaping andto prevent stop animals/birds from entering chimney. Recommend evaluation by chimney sweep when woodstoves are checked. Chimney Cap Mortar cracking and moss present. Recommend having cleaned and repaired as necessary. Chimney ash pit was observed with a large amount of ash in need of removal and cleaning. Door would notclose fully.

Chimney with no spark arrestor or cap Chimney cap with cracks to mortar and mossgrowth

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Chimney flu with no visible defects Chimney ash pit clean out door difficult to operateand would not close

3. Gutters & GradingInformation: Galvanized GuttersObservations: Clean gutters: Significant amounts of debris evident. Downspout drains at base of foundation throughout the structure. Recommend exploring ways to divertwater away from the foundation. Standing water was observed in the crawlspace and down spoutsterminating at the base of the foundation is a likely contributor. Review by a qualified contractor isrecommended. Down spout at the rear patio was observed in disrepair. Recommend repair by a qualified handyman orother contractor.

Gutters with seasonal debris Down spouts throughout structure observedterminating at the base of the foundation

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Down spout disconnected and in disrepair at the rear patio4. SidingInformation: Vinyl siding, wood frame construction, concrete foundationObservations: Deterioration was observed at the base of the posts supporting the carport. No brackets were observedattaching the support posts and beams to the carport rafters. Recommend review by a qualified contractor. Trim areas need prep, priming and painting. Brick molding and other areas of trim were observed withpeeling paint and bare wood. NOTE: Many houses built before 1978 have lead-based paint.

5. DoorsObservations: Rear garage man door observed with a damaged jamb and a non functional dead bolt. Door wasdelaminating at the exterior due to moisture damage. Replacement by a qualified contractor is recommended.

Rear garage man door delaminating - Moisturedamage

Rear garage man door with damaged door jamb

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6. Window ConditionObservations: Window glazing putty on wood windows was observed chipping away or missing in areas. Recommendreview by a qualified window repair contractor. Some window screens damaged.

7. Electrical, ExteriorObservations: Electrical service mast observed over 32" in height without guy line support. Installation is recommended. Improper electrical connection at the rear gable from garage to shop. Wires were noted within 10' of thewalkway below. Review by a qualified electrician is recommended. Exterior lights at the front patio and one bulb at the rear garage man door were not evaluated due to faultybulbs or a non functional device. Recommend the seller replace the bulbs and demonstrate operation prior toclose.

Service mast over 32" without guy line oradditional support

Improper electrical connection at the rear gable

Branch circuit conductors from main structure to shop noted within 10' of the walkway below

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8. PlumbingObservations: 72 PSI water pressure noted at the time of the inspection. Recommended PSI range is between 50 and 80PSI. The hose bib faucet at the rear of the structure leaks - Would not fully shut off. Please note that at the start of the inspection the water meter was observed flashing intermittently and withmostly illegible numbers displayed. When checked at the conclusion of the inspection the water meterappeared to be functioning as expected. Recommend monitoring or consider checking with the local utility.

Location of water meter and primary shut off to thestructure

72 PSI water pressure observed at the time of theinspection

Rear faucet leaking9. Drives & WalksInformation: Concrete driveway, Concrete sidewalk.Observations: Extensive cracks in driveway. Repair and / or monitor for expansion and development of trip hazards. Concrete spalling noted at driveway. This loosening of the top, smooth layer of the cement is a commonoccurrence, possibly due to an improper curing process, age, or use of snow-melting materials. Potential Trip Hazard(s) at driveway; monitor / repair as necessary Potential Trip Hazard(s) at sidewalk; monitor / repair as necessary.

DefinitionSpalling in concrete is the deterioration of the surface layer. Concrete spalling is a type of defect that is normally seen in a concrete slab or a layer of concrete in locations that have colder climates and experience the constant destructive forces of cyclic freezing and thawing (freeze-thaw cycle). The situation is exacerbated when salt or deicing chemicals are used on the concrete surface.Concrete spalling is also known as concrete scaling.

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Driveway with heaving observed Extensive cracking to driveway noted10. VegetationObservations: No major system safety or function concerns noted at time of inspection. Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably 18 inches)from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximityto home can provide pathways to wood destroying insects and abrade and damage siding, screens and roofs.

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Interior Features This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew,wallpaper and paint to peel, and other problems. The home inspector will identify as many issues aspossible but some problems may be undetectable due to problems within the walls or under theflooring. Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.1. KitchenObservations: Disposer electrical supply enters the unit at the base without a clamp installed to prevent the wire frompulling loose. Installation is recommended. Please note that the electrical supply is routed from the garageand was found to be a temporary supply. The cord was routed through a switch, cabinet, wall and into thegarage where it was affixed with a plug. Permanent power is recommended to be installed by a qualifiedelectrician. Faucet drips.

No clamp or bushing on wiring entering the disposer

http://www.cpsc.gov

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2. BathroomObservations: Shower diverter valve handle loose. Recommend repair by a qualified handyman or plumber. Sink faucet did not function at the time of the inspection. No water. Recommend review by a qualifiedplumber. Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, shower surround,floor tub/shower junction and around windows in shower area. Also be sure to use exhaust fan whenshowering or bathing.

Bathroom shower valve diverter handle loose and fell off when operated3. Plumbing & LaundryObservations: Washing machine supply line leak observed. It appeared that one of the valves at the top of the risers wasleaking. Recommend review/repair by a qualified handyman or plumber.

Laundry valve(s) in the garage leaking

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4. Interior ElectricObservations: Multiple improper connections and improper terminations observed in the garage. Exposed conductorswere observed on branch circuit electrical in the loft area above the garage. An improper electricalconnection (wound and taped) was observed in the rafters, multiple connections made outside of a junctionbox observed above the rear garage man door, wiring in an apparent abandoned edison style fuse box shouldbe properly terminated (capped). Recommend review by a qualified electrician. Kitchen garbage disposer electrical supply is routed from the garage and was found to be a temporarysupply. The cord was routed through a switch, cabinet, wall and into the garage where it was affixed with aplug. Permanent power is recommended to be installed by a qualified electrician. Electric wall heaters were observed in most rooms. The heaters in guest bedroom 2, living room, anddining area were not functional at the time of the inspection. Open ground (or 2-wire) outlets present throughout the structure. This means that the 3rd (round) part of anappliance plug is not getting ground protection. This may be a concern with items such as computers andelectronic devices. Smoke Alarms - 1 noted in the hall with no smoke detectors in sleeping rooms. Please note: OregonRevised Statute 479.260 States: Sale/transfer of a dwelling unit, lodging house: Dwellings may not besold/transferred without the required smoke alarms installed in accordance with the state building code inforce at the time of construction and rules of the State Fire Marshal (see OAR 837-045-0050 for installationand location requirements). Smoke alarms in manufactured dwellings follow state building code or federalmanufactured dwelling construction and safety standards under ORS 446.155.Review the document regarding smoke alarms athttp://library.state.or.us/repository/2007/200708031114135/index.pdf CO Alarm observed in the living area within 15 feet of the bedrooms and in the same room as the fireplacewhich is recommended. Please note: If a home has a CO source, CO alarms are required before it canbe sold. Effective April 1, 2011, sellers of one- and two-family dwellings, manufactured dwellings, ormultifamily housing containing a CO source must have one or more properly functioning CO alarms beforeconveying fee title or transferring possession of a dwelling. (OAR 837-047-0120) Homes built during or after 2011 require a CO alarm regardless of the presence of a CO source.

It is recommended to install them in the bedrooms and within 15 feet outside of each bedroom door. The lawrequires a CO alarm in each bedroom or within 15 feet of each bedroom door; however, ductwork fromsources often goes directly to bedrooms, bypassing hallways outside of them. (OAR 837-047-0130).

Exposed conductors in the storage space over thegarage

Wiring in the garage connected outside of ajunction box

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Edison style fuse box with disconnected wiresimproperly terminated

Improper connections over the rear garage mandoor

Romex style wiring with plug servicing the garbage disposer found loose in the garage5. Floors, Ceilings & WallsObservations: Sloping floor and/or bulges/dips in floor of bathroom. Determining the exact cause of anysloping/bulges/dips would require removal of the floor covering or other destructive testing, which is notwithin the scope of the home inspection. Consider review by a qualified contractor. Carpet observed in need of stretching. Some areas raised and could be a trip hazard concern. Past or present ceiling leak stains observed in the kitchen ceiling area, dry at time of inspection.Please note that the rear patio awning is attached at a point on the roof near the same point of thestaining in the kitchen. This is likely due to the lack of proper flashing and weather proofing where thepatio roof cover is attached. Review by a qualified contractor is recommended.

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Flooring not level in bathroom Carpeting in the living area in need ofcleaning/stretching

Staining to ceiling in dining area potentiallycaused by roofing leak

Cracking to ceiling adjacent staining in dining area

6. DoorsObservations: Door to guest bedroom 1 (front of structure) observed with damage and missing hardware.

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Door to bedroom 1 observed missing hardware and with damage7. WindowsObservations: The following windows were not fully operated due to being painted shut or bound closed at the time of theinspection: Guest bedroom 1 right hand/side facing window, Living room window adjacent fireplace, diningarea rear facing window. Maintenance Tip: Caulk around windows where settlement and temperature changes have caused cracks.

8. Fireplaces & StovesObservations: Fireplace was observed with a large amount of creosote build up at the entry to the smoke shelf andcleaning by a qualified chimney sweep contractor is recommended. Have Chimney Inspected - The National Fire Protection Association (www.nfpa.org) advises that eachchimney receive a Level II inspection each time a residence is sold. Inspection levels are explained atwww.csia.org/pressroom/press-inspection-levels-explained.htm. It is also advised that this inspection beconducted by a chimney sweep certified by the Chimney Safety Institute of America (www.csia.org). Maintenance Tip: It is recommended that wood not be stored against house siding or in the basement sincewood often holds wood destroying insects that can get into the house. Wood is best stored away fromwooden structures and brought in as needed.

Fireplace in living area with no defects noted - In need of cleaning

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Electric, Heat, Water Heater Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-GFCI outlets within 6 of wet areas are thus protected. Also,note that most electricians agree that smoke detectors are good for about 5 years, and the breakersin your panel box have an expected life of about 20 years. Therefore, if this home was built before1990, consider having the panel box and breakers evaluated by a licensed electrician, as anoverheated breaker can result in a structural fire. If your home does not have a carbon monoxidedetector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic,Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensedelectrician, as these older types of panels and breakers have been known to overheat and causehouse fires.Heat: The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector willtest the heating and air conditioner using the thermostat or other controls. A more thoroughinvestigation of the system, including the heat (firebox) exchanger, should be conducted by alicensed HVAC service person every year. Failure to do so may result in carbon monoxide escapingthrough cracks in a heat exchanger or flue pipe, resulting in death.1. Electrical PanelMaterials: Overhead Service, 200 Amp Service, Main Disconnect in panel box, Panel box located in garage,Bryant brand main and sub panelMaterials: Sub Panel, located in detached shop.Observations: No major system safety or function concerns noted at time of inspection at main panel box.

200 amp service panel in the garage Service panel shown with dead front coverremoved and no defects noted

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Sub panel in shop Sub panel in shop shown with cover removed andno defects noted

2. HVAC UnitInformation: Rheem , Electric air handler and heat pumpObservations: Temperature at the return noted at 53.8F at the start of the heating cycle with an achieved supplytemperature of 91.8F = A good heating cycle differential of +38.0F. Please note: HVAC A/C cooling cycle not operated due to outside ambient temperatures below 65.0F.Most HVAC manufacturers do not recommend operating AC units below 65.0F due to the risk of damage tothe equipment. Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unitappears to be operating properly from controls, there are areas which cannot be seen without specializedequipment and training. Furnace specialists recommend a complete inspection annually; consider having unitinspected by certified HVAC technician. Please note that HVAC air handler and heat pump were observed with build dates of 1995 and 1996respectively. The average service life of these HVAC components is considered 20-25 years and these unitsare nearing the end of their statistical life span. Electric wall heaters were observed in most rooms. The heaters in guest bedroom 2, living room, anddining area were not functional at the time of the inspection.

Heat Pump on the rear patio Electric air handler located in the garage

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for air conditioner and air conditioning

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

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Temperature at the return noted at 53.8F at thestart of the heating cycle with an achieved supply

temperature of 91.8F = A good heating cycledifferential of +38.0F.

Temperature at the return noted at 53.8F at thestart of the heating cycle with an achieved supply

temperature of 91.8F = A good heating cycledifferential of +38.0F.

3. Water HeaterInformation: 2009 dated - 30 gallon Reliance brand electrical unit adjacent to furnace with water shut off atthe unit and electrical shut off at the service panel.Observations: Electrical at the top of the water heater was observed loose with exposed (capped) connections.Recommend review by a qualified electrician or plumber. Installation of seismic strapping top and bottom third of heater is recommended. Temperature Pressure drain line is missing. One should be installed to terminate within six inches of thefloor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow-off.

30 gallon electric water heater in the garage Electrical cover plate on the top of the waterheater loose

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No TPR valve extension

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Garage, Crawlspace & Attic Note that minor settlement or hairline cracks in garage or basement slabs are not noted in aninspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Residential inspections only include garages and carports thatare physically attached to the house. They are not considered habitable, and conditions are reportedaccordingly.Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36 clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and thatthe hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, whichmay cause condensation or even mold. Note that every attic has mold; mold is everywhere. Someattics have some minor visible mold. This is often a result of the building process, when materials getwet during construction. If there is extensive mold, or mold that appears to have grown due to poormaintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go toinspect the attic, it can only be unsealed by the owner or their representative, as our insuranceprohibits us from performing any destructive testing or entry. In accordance with industry andinsurance standards, we will not attempt to enter an attic that has no permanently installed steps orpull-down stairs; less than thirty-six inches of headroom; does not have a standard floor designed fornormal walking; walking, in the inspectors opinion, may compromise the ceiling below; is restrictedby ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, inwhich case we will inspect the attic as best we can from the access point, with no comments orevaluations of areas not readily viewed from the hatch area. 1. GarageObservations: Extensive crack(s) on garage floor. These should be sealed and monitored for expansion. Garage door opener front cover was observed removed and with electrical connections exposed. This islikely due to the re-routing of the garage door light to the rafters above the storage area. Recommend reviewby a qualified electrician.

Garage door front of opener and light cover removed

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2. CrawlspaceObservations: Inspection Method: Partially Traversed Foundation Material: Concrete Support Material: Concrete piers with wood posts Beam Material: Wood Insulated at ceiling. Sump pump observed placed at the opening to the crawlspace but was not installed. Standing water wasobserved pooling at the front of the foundation and proper installation of the sump pump by a qualifiedcontractor is recommended. Animal infestation is suspected, due to odor, waste, traps and/or poison or burrow holes in insulation.Review by a licensed pest control contractor is recommended. Active leak observed at the drain below the bath tub. Recommend review by a qualified plumber. Collapsed and damaged HVAC ducting was observed in the crawlspace with evidence that rodents orother small animals having caused the damage and nesting in the ducting is likely. Review by aqualified HVAC contractor is recommended.

Sump pump not properly installed at crawlspaceopening

Active leak under bath tub

VIDEO - Active leak under bath tub Collapsed and damaged HVAC ducting leading tobedroom 1

DefinitionAbbreviation for Heating Venting and Cooling systems

DefinitionAbbreviation for Heating Venting and Cooling systems

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Collapsed and damaged HVAC ducting leading tocorner of living room near fireplace

VIDEO - Collapsed and damaged ducting nearfireplace

3. AtticObservations: Viewed from Hatch due to blown in insulation and insulation blocking hatch entry. Hatch entry located ingarage at loft area. Fiberglass blown in Insulation Insulation averages about 10-12 inches in depth Residue of apparent vermiculite insulation present. This was a slight amount possibly left over fromthe prior removal of the product but was unable to determine the extent due to the lack of full access tothe attic space; Regarding Vermiculite insulation: This type of insulation may contain asbestos, whichhas been linked to cancer (mesothelioma). This inspector is qualified to sample the insulation for youand send it to a national laboratory which will determine if asbestos is present. The EPA makes thefollowing recommendation at http://www.epa.gov/asbestos/pubs/insulation.html :

"What should I do if I have vermiculite attic insulation?DO NOT DISTURB IT. Any disturbance has the potential to release asbestos fibers into the air.Limiting the number of trips you make to your attic and shortening the length of those trips can helplimit your potential exposure. EPA and ATSDR strongly recommend that:Vermiculite insulation be left undisturbed in your attic. Due to the uncertainties with existing testingtechniques, it is best to assume that the material may contain asbestos.You should not store boxes or other items in your attic if retrieving the material will disturb theinsulation.Children should not be allowed to play in an attic with open areas of vermiculite insulation.If you plan to remodel or conduct renovations that would disturb the vermiculite, hire professionalstrained and certified to handle asbestos to safely remove the material.You should never attempt to remove the insulation yourself. Hire professionals trained and certified tosafely remove the material."

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

DefinitionAsbestos mining existed more than 4,000 years ago, but large-scale mining began at the end of the 19th century, when manufacturers and builders began using asbestos for its desirable physical properties. Some of those properties are sound absorption, average tensile strength, affordability, and resistance to fire, heat, and electricity. It was used in such applications as electrical insulation for hotplate wiring and in building insulation. When asbestos is used for its resistance to fire or heat, the fibers are often mixed with cement or woven into fabric or mats. These desirable properties made asbestos very widely used. Asbestos use continued to grow through most of the 20th century until public knowledge (acting through courts and legislatures) of the health hazards of asbestos dust outlawed asbestos in mainstream construction and fireproofing in most countries.Prolonged inhalation of asbestos fibers can cause serious and fatal illnesses including lung cancer, mesothelioma, and asbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century and escalated during the 1920s and 1930s. By the 1980s and 1990s, asbestos trade and use were heavily restricted, phased out, or banned outright in an increasing number of countries.

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Residue from prior insulation appeared to be vermiculite

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A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.

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General Notes 1. General NotesObservations:

Pictures - Pictures are included to help you understand and see what I saw at the time of the inspection. Theyare intended to show an example or illustration of an area of concern but may not show every occurrence andmay not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely onpictures alone. Please read the complete inspection report before your inspection contingency period expires.

DescriptionsWhen outside the structure, the terms front, left, rear, and right are used to describethe structure as viewed from the main entrance, even if it does not face the address street. If you have anyquestions about room descriptions or locations, please contact us; its important that you be able to identifythe rooms that we discuss in your report.

Fire and carbon monoxide protection By todays standards: The installation of smoke alarm(s) is requiredinside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within theproximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufactureinstructions. The installation of carbon monoxide (CO) detector(s) is required in homes with fuel-firedappliances at every floor elevation and any areas where fuel-fired equipment is located. The installation ofType ABC fire extinguisher(s) at the kitchen, laundry, and garage, if applicable, is also advised. Test all ofthese devices monthly. Install new batteries yearly. Initiate and practice plans of escape and protection for alloccupants in case any emergencies arise. Failure to repair defective or install absent alarms, detectors, andother safety equipment immediately can result in serious injury or death. For further information about firesafety and CO poisoning, consult your local fire department and your equipment manufacture(s), and readthese links: www.cpsc.gov/CPSCPUB/PUBS/464.pdf, www.carbonmonoxidekills.com,www.nfpa.org/index.asp, and www.usfa.dhs.gov/downloads/pyfff/inhome.html.

Your Home Inspection Report is not a code inspection, nor is the inspector licensed to perform any codeinspections pertaining to this specific property. All code enforcement questions must be directed to theauthority having jurisdiction. Contact the local building department for further details.

Discussion, verbal (Discussion prior to report delivery) Your printed or emailed Home Inspection Reportshall always supersede any and all discussion at time of inspection. Do not rely on any verbal discussionsabout your home or the home inspection. Please contact me if you have any questions.

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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningAsbestos Asbestos mining existed more than 4,000 years ago, but large-

scale mining began at the end of the 19th century, whenmanufacturers and builders began using asbestos for itsdesirable physical properties. Some of those properties aresound absorption, average tensile strength, affordability, andresistance to fire, heat, and electricity. It was used in suchapplications as electrical insulation for hotplate wiring and inbuilding insulation. When asbestos is used for its resistance tofire or heat, the fibers are often mixed with cement or woven intofabric or mats. These desirable properties made asbestos verywidely used. Asbestos use continued to grow through most of the20th century until public knowledge (acting through courts andlegislatures) of the health hazards of asbestos dust outlawedasbestos in mainstream construction and fireproofing in mostcountries.Prolonged inhalation of asbestos fibers can cause serious andfatal illnesses including lung cancer, mesothelioma, andasbestosis (a type of pneumoconiosis). Concern of asbestos-related illness in modern times began with the 20th century andescalated during the 1920s and 1930s. By the 1980s and 1990s,asbestos trade and use were heavily restricted, phased out, orbanned outright in an increasing number of countries.

HVAC Abbreviation for Heating Venting and Cooling systemsRoof Jack A roof jack is a device used to seal vent pipe protrusions from the

roofing surface.spalling Spalling in concrete is the deterioration of the surface layer.

Concrete spalling is a type of defect that is normally seen in aconcrete slab or a layer of concrete in locations that have colderclimates and experience the constant destructive forces of cyclicfreezing and thawing (freeze-thaw cycle). The situation isexacerbated when salt or deicing chemicals are used on theconcrete surface.Concrete spalling is also known as concrete scaling.

Inspector: Steve McDonald, Irongate Home InspectionsCover PageWood Destroying OrganismExterior AreasInterior FeaturesElectric, Heat, Water HeaterGarage, Crawlspace & AtticGeneral NotesGlossarySummary of Items of Concern