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Inspection ReportJuly 10, 2015

Sample ReportProperty Address:

123 Main St.Any town Va 22551

Hallmark Residential Services, Inc.

Karl Colbrunn9811 Deer Park Dr.

Spotsylvania, Va. 22551540-273-7453

Hallmark Residential Services, Inc. Sample Report

123 Main St. of 52


123 Main St. of 52

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................3

Intro Page ...................................................................4

1 Roofing.....................................................................5

2 Exterior...................................................................10

3 Garage...................................................................16

4 Interiors ..................................................................18

5 Structural Components ..........................................20

6 Plumbing System...................................................22

7 Electrical System ...................................................25

8 Heating / Central Air Conditioning..........................28

9 Insulation and Ventilation .......................................31

10 Built-In Kitchen Appliances ..................................33

General Summary.....................................................35

Invoice.......................................................................51

Agreement ................................................................52


123 Main St. of 52

Date: 2/11/2015 Time: 09:00 AM Report ID: 21115-AKProperty:123 Main St.Any town Va 22551

Customer:Sample Report

Real Estate Professional:Bob JonesBest Realty

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to befunctioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by aqualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Standards of Practice:ASHI American Society of Home Inspectors

In Attendance:Purchaser's Realtor and customerrepresentative

Type of building:Single Family (1 story)

Type of structure:Traditional Framed

Approximate age of building:Over 30 Years

Temperature:Over 35

Weather:Clear

Ground/Soil surface condition:Damp

Rain / Snow recently:Yes

Radon Test:No

Mold Testing:No


123 Main St. of 52

1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks orabnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used toobserve the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems,antennae, and lightning arrestors.Styles & MaterialsRoof Covering:3-Tab fiberglass

Viewed roof covering from:Walked roof

Sky Light(s):Yes

Chimney / Flue (exterior):Brick

IN NI NP RR

1.0 ROOF COVERINGS X X

1.1 FLASHINGS X X

1.2 ROOF PENETRATIONS X X

1.3 ROOF DRAINAGE SYSTEMS X

1.4 CHIMNEY X

IN NI NP RRIN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Comments:

1.0 Several areas of roofing surface repair needed to prevent potential moisture intrusion. Recommend evaluationand correction by a qualified roofing contractor. Overall the roofing materials appear to remain serviceable, moreweathering and aging noted along the front facing roof area. Recommend monitoring as normal weathering andaging occur.


123 Main St. of 52

space

1.0 Picture 1

1.0 Picture 2


123 Main St. of 52

1.0 Picture 3 1.0 Picture 4

1.1 Areas of non-professionally applied spray sealant along the chimney flashing. Most likely applied in anattempt to prevent leakage. Recommend evaluation and correction by a qualified roofing contractor.

1.1 Picture 1

1.2 One of the plumbing vent pipe rubber flanges is deteriorated allowing moisture to enter where boot flange hasfailed. Recommend replacement by a roofing contractor or qualified individual.

Sections of loose ridge vent requiring reattachment. Loose ridge vent material is subject to high wind damage.Loose or missing ridge vents allow water to enter the attic structure. Recommend repairs by a roofing contractoror qualified individual.


123 Main St. of 52

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1.2 Picture 3

1.3 Recommend extending downspout discharge away from the LH front wall to prevent excessive moisturearound foundation.

The below ground drain lines for downspouts are not fully visible, the termination locations were not identified. Iam unable to determine if drains will function properly.


123 Main St. of 52

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1.3 Picture 1

1.4 Minor cracking along the concrete chimney cap may allow water intrusion into masonry structure possiblyallowing freeze / thaw damage. Recommend evaluation and correction by a masonry contractor.

1.4 Picture 1

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, someareas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes anattempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.


123 Main St. of 52

2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators;Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways,patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials;Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for anygarage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance duringclosing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, stormdoors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operatorremote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tenniscourts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buriedfuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris thatobstructs access or visibility.Styles & MaterialsExterior Siding Material:Cedar Lap Siding

Exterior Entry Doors:Metal and Insulated Glass

Appurtenance:Porch with stepsPatio

Driveway:Asphalt

IN NI NP RR

2.0 EXTERIOR WALL COVERINGS X

2.1 EXTERIOR TRIM, EAVES, SOFFITS AND FASCIAS X X

2.2 DOORS (Exterior) X X

2.3 WINDOWS (Exterior) X X

2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS X X

2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (Withrespect to their effect on the condition of the building)

X

2.6 ADDITIONAL BUILDINGS ON PROPERTY X X

2.7 RADON MITIGATION SYSTEM X


Comments:


123 Main St. of 52

2.0 Overall the subject homes cedar siding remains serviceable, portions of the siding is weather worn and aged,especially the front facing surface. Preventative maintenance is required to prevent continued deterioration.

2.0 Picture 1



123 Main St. of 52

2.1 Area of moisture deteriorated wood fascia caused by leaking gutter or moisture intrusion behind the gutter(rear corner of garage). Several openings along the soffit allow nesting pests to enter the attic structure in theseareas until corrected.



2.2 The front exterior door latch mechanism requires adjustment to properly align with striker plate. Also, thefront storm door requires replacement of the closer dampener mechanism. The door hangs open and could bedamaged by high wind if not corrected.


123 Main St. of 52

2.3 Large gaps and openings along the front window trim allows moisture intrusion into the wall structure.Recommend evaluation and correction by a qualified contractor.


2.4 Excessively tall step rise height at the base of the front exterior steps is a potential trip hazard. Settlement hascaused the bottom step height to exceed height requirements, all step rise heights must be consistent within 3/8"variance. Also, brick mortar joint deterioration along the LH side of the front porch steps. Moisture intrusionduring freezing / thaw temperatures can cause continual damage. Recommend evaluation and correction by amasonry contractor.

Moisture deterioration noted at the visible bottom of the support post for the enclosed rear room, I'm unable todetermine the extent of the damage or access the other support posts. Recommend further evaluation by aqualified contractor.

The rear wood patio and enclosed elevated rear room is constructed close to the ground, no access was availablefor full inspection or viewing.


123 Main St. of 52

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2.4 Picture 3

2.5 Recommend application of sealant to settlement cracking observed at driveway to prevent excessive moistureintrusion and potential damage during freeze / thaw temperatures.

Many large trees are near the home. Trees at risk of falling towards the home should be monitored or evaluated bya professional arborist.

2.6 Areas of moisture deteriorated exterior storage shed sheathing requires replacement.

The electrical supply extending to the shed utilizes and extension cord as permanent wiring. Also, the electricalwiring is not GFCI protected as required. Recommend evaluation, correction and or removal of these electricalsafety issues by a qualified electrical contractor.


123 Main St. of 52

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2.6 Picture 3

2.7 We did not conduct radon testing in the subject home or determine if elevated levels of radon gas are present.Recommend reviewing the EPA's "A Citizen's Guide to Radon" http://www.epa.gov/radon/pubs/citguide.html

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.


123 Main St. of 52

3. Garage

Styles & MaterialsGarage Door Type:One automatic

Garage Door Material:Insulated Metal

Auto-opener Manufacturer:CRAFTSMAN / SEARS

IN NI NP RR

3.0 GARAGE CEILINGS / ROOFING X

3.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION) X

3.2 GARAGE FLOOR X

3.3 GARAGE OVERHEAD DOOR (S) X

3.4 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance) X

3.5 GARAGE DOOR (S) EXTERIOR X

3.6 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME X

3.7 GARAGE ELECTRICAL X X

3.8 GARAGE PLUMBING X


Comments:

3.0 The thin wood panel covering for the pull down stairs is non-fire rated. Should a vehicle fire occur in thegarage, this opening does not provide adequate protection until fire & rescue services can respond. Recommendevaluation and repairs as needed by a licensed contractor or qualified individual.

3.0 Picture 1

3.1 Unable to fully inspect / view garage walls because of homeowner stored items

3.2 Unable to fully inspect / view garage floor because of homeowner stored items.


123 Main St. of 52

3.4 The garage door will reverse when met with resistance. Both photoelectric sensor and obstruction reversesafety features were tested.

3.7 The garage electrical outlet near the door to the living space is not GFCI protected as required (the othergarage area outlets are properly GFCI protected). This outlet did not trip when tested with a plug-in GFCI testingdevice. Recommend evaluation and repairs as needed by a licensed electrician.

3.7 Picture 1


123 Main St. of 52

4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installedcabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors;and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Thehome inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies,blinds, or other window treatments.Styles & MaterialsCeiling Materials:Drywall

Wall Material:Drywall

Floor Covering(s):VinylCarpetCeramic TileWood Parquet

Interior Doors:Hollow coreWood

Window Types:Thermal/InsulatedCasement

Cabinetry:Wood

Countertop:Solid Surface (Corian)

IN NI NP RR

4.0 CEILINGS X

4.1 WALLS AND TRIM X

4.2 FLOORS X

4.3 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS X

4.4 DOORS (REPRESENTATIVE NUMBER) X

4.5 WINDOWS / SKYLIGHTS (REPRESENTATIVE NUMBER) X X

4.6 BATHROOMS X


Comments:

4.0 Areas of common ceiling drywall nail pops and settlement cracks observed.

4.1 All of the walls in the finished portions are covered and structural members are not visible. I could not seebehind these coverings.

4.2 Minor tile grout maintenance needed at the master bathroom tile flooring near the toilet and shower to preventpotential moisture intrusion.

All of the floors in the finished portions are covered and structural members are not visible. I could not seebehind these coverings.


123 Main St. of 52

4.5 Staining and discoloration observed at front windows is caused by a deteriorated / failed thermal pane gasseal. Fogging is the result of moisture entering between the glass panes. Three additional failed window sealsnoted at the garage LH window, rear bedroom bay window and rear sun room window. Recommend contactinglocal mirror / glass company to evaluate replacement of fogged windows.

4.5 Picture 1

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view.Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


123 Main St. of 52

5. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shalldescribe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structuralcomponents where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces andattics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.Styles & MaterialsFoundation:Masonry blockNot fully visible

Method used to observe Crawlspace:Crawled

Floor Structure:Wood joistsNot fully visible

Columns or Piers:Wood center beam and masonry block piers

Wall Structure:Wood framedNot visible

Ceiling Structure:4" or betterNot Fully Visible

Roof Structure:Engineered wood trussesandStick-built rafters and ridge beamNot fully visible

Roof-Type:Gable

Method used to observe attic:WalkedNot fully accessible

Attic info:Scuttle holeandPull Down stairs

IN NI NP RR

5.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration intothe building or signs of abnormal or harmful condensation on building components.)

X

5.1 WALLS (Structural) X

5.2 COLUMNS OR PIERS X

5.3 FLOORS (Structural) X X

5.4 CEILINGS (structural) X

5.5 ROOF STRUCTURE AND ATTIC X


Comments:


123 Main St. of 52

5.3 Suspect fungal growth is present on the crawlspace floor system in most areas, especially along the rear LHcorner. I did not test to determine if this growth is or is not a health hazard. There is no specific amount or level offungal growth that defines either safe or unsafe mold exposure in homes. Individuals that are hyper sensitive tomold, have suppressed immune systems or allergies could be effected by any amount of mold commonly foundin the environment and our homes interiors. The underlying cause is moisture and high humidity common tocrawlspace areas. I recommend you evaluate the crawlspace ventilation and contact a mold mitigation contractoror expert for investigation and correction as needed. After completion of mold mitigation, clearance testingshould be performed to verify the mitigation contractors effectiveness. Clearance testing should be conducted bya third party not affiliated with the mitigation contractor.



The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.


123 Main St. of 52

6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets;functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipeinsulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; andchimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; andSump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heatingequipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exteriorfaucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State theeffectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls;Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinklersystems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow andfunctional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.Styles & MaterialsWater Source:Public

Plumbing Water Supply (into home):Black PolyNot Fully Visible

Plumbing Water Distribution (inside home):CopperandPolybutyleneNot Fully Visible

Plumbing Waste:ABSNot fully visible

Water Heater Capacity:50 Gallon

Water Heater Power Source:Electric

Manufacturer:STATE

Water Heater Location:Hallway Closet

IN NI NP RR

6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS X

6.1 TOILETS X

6.2 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES X X

6.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS X

6.4 MAIN WATER SHUT-OFF DEVICE (Describe location) X

6.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X

6.6 MAIN FUEL SHUT OFF (Describe Location) X

6.7 SUMP PUMP X


Comments:

6.2 The front exterior hose bib faucet is frost damaged (ruptured behind wall) and requires replacement beforeattempted use. This is caused by leaving garden hoses attached during freezing weather. Recommend evaluationand correction by a qualified plumbing contractor.

The exterior hose bib faucets are "frost proof" type. Remember to remove garden hoses from these faucetsduring freezing temperatures to prevent potential freeze damage.

Inspection of the plumbing system was very limited, I was unable to access / view most of the water supplies anddrain connections.


123 Main St. of 52

The plumbing supply lines extending to the garage area utility sink is Polybutylene. Polybutylene has been usedin this area for many years, but has had a higher than normal failure rate, and is no longer being used. Thecondition of the PB pipe and fittings cannot be determined by any inspection method since there are no visiblesigns of deterioration until failure occurs. For further details contact a local licensed plumbing contractor forevaluation.

6.3 The water heating system was operational at time of the inspection.

The electric utility provider has installed a Delayed Response Unit (DRU) on the subject homes water heater.Recommend contacting the utility provided concerning units operation and benefits.

6.3 Picture 1


123 Main St. of 52

6.4 The main water shut-off valve is located in the crawlspace area of the home

6.4 Picture 1

6.5 Inspection of the propane fuel supply lines was very limited, I was unable to access / view most of the gaspiping connections.

6.6 The main propane fuel shut off valve is located at the above ground storage tank.The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle.Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use.If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the pipingsystem. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


123 Main St. of 52

7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main anddistribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of theirampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside thehouse, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and allreceptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. Thehome inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; andLocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report onpresence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The homeinspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuitinterrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Lowvoltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiringthat is not a part of the primary electrical distribution system; or Built-in vacuum equipment.Styles & MaterialsElectrical Service Conductors:Below groundAluminum220 volts

Main Electrical Panel Location:Garage Area

Panel capacity:200 AMP

Panel Type:Circuit breakers

Electric Panel Manufacturer:SQUARE D

Branch wire 15 and 20 AMP:Copper

Wiring Methods:Romex NM w/groundNot Fully Visible

IN NI NP RR

7.0 SERVICE ENTRANCE CONDUCTORS X

7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS X X

7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGE

X

7.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lightingfixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)

X X

7.4 POLARITY AND GROUNDING OF RECEPTACLES AT INTERIOR AND WITHIN 6 FEET OF INTERIOR PLUMBINGFIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE

X

7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) X

7.6 SMOKE DETECTORS X

7.7 CARBON MONOXIDE DETECTORS X


Comments:


123 Main St. of 52

7.1 Double tapped wires on breaker terminal #15. Double tapped breaker connections increase the risk of loosewire connection, over heating and potential electrical fire. Recommend evaluation and correction by licensedelectrical contractor.

Missing anti-strain device (Romex clamp / bushing) at wire entrance into the top of the main electrical panel box.Recommend evaluation and correction by a licensed electrical contractor.


7.3 Improperly terminated "live" wiring located in the crawlspace requires evaluation, removal or placement in acovered junction box by a licensed electrical contractor.

7.3 Picture 1

7.5 Recommend up-dating the kitchen sink area electrical outlets to GFCI type. This was not a code requirementwhen the home was originally constructed and is only recommended to improve safety.

The subject home is equipped with a GFCI protected electrical circuit for the bathrooms. The main GFCI reset forall three bathrooms is located in the half bathroom.


123 Main St. of 52

7.6 Recommend replacement of the existing old smoke detectors located in the home. Even though the smokedetectors were operational when tested, they should be replaced every 7-10 years.

7.7 There is no carbon monoxide detector found in home (not a code requirement). It is recommended that one beinstalled according to the manufacturer's instructions at each main area of living space.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator forexample) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.


123 Main St. of 52

8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central tohome; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distributionsystems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of aninstalled heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspectorshall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer orinstaller for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues;Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.Styles & MaterialsHeat Type:Heat Pump Forced Air (also provides cool air)

Energy Source:Electric

Number of HVAC Systems (excludingwood):Two

Heat System Brand:TRANE

Ductwork:InsulatedNot fully visible

Filter Type:Disposable

Types of Fireplaces:Conventional converted to gas log (ventedtype)

Cooling Equipment Type:Heat Pump Forced Air (also provides warmair)

Cooling Equipment Energy Source:Electricity

Central Air Manufacturer:TRANE

IN NI NP RR

8.0 HEATING EQUIPMENT X

8.1 NORMAL OPERATING CONTROLS X

8.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers,radiators, fan coil units and convectors)

X

8.3 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems) X

8.4 GAS LOG FIREPLACE X

8.5 COOLING AND AIR HANDLER EQUIPMENT X

8.6 NORMAL OPERATING CONTROLS X


Comments:

8.0 Recommend asking homeowner for annual service log / record for both HVAC systems. Recommend routineannual service and cleaning of the HVAC systems per the manufactures service requirements if not completedwithin the previous year.

The heat pump for the rear room areas is older equipment (1/91 manufacture dated). The main heat pump is morerecent (1/97 manufacture dated). These older units may continue to operate for some time more, I have seensystems fail shortly after a home inspection during seasonal weather changes. I cannot determine how long thesesystems will last before replacements are necessary.


123 Main St. of 52

8.1 The heating systems were operational at time of the inspection.



8.2 The Subject homes disposable filters are located in the return air registers. Filters should be changed every4-6 weeks.


123 Main St. of 52

8.4 The subject homes vented gas log fireplace was operational at time of the inspection.

8.4 Picture 1

8.5 The subject home's A/C systems were not fully inspected or tested for proper operation due to the outside airtemperature was 65 degrees or less at time of the inspection.

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal andinspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended thatqualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


123 Main St. of 52

9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, andlaundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readilyaccessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space atconditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation wherechimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The homeinspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.Styles & MaterialsAttic Insulation:Blown CelluloseandFiberglass BattNot fully visible

Ventilation:Gable ventsPartial ridge ventingSoffit Vents

Exhaust Fans:Fan/Heat/Light

Dryer Power Source:220 Electric

Dryer Vent:Flexible VinylNot Fully Visible

Foundation / Floor System Insulation:Faced Fiberglass BattsNot fully visible

IN NI NP RR

9.0 INSULATION IN ATTIC X

9.1 INSULATION UNDER FLOOR SYSTEM X

9.2 INSULATION AT EXTERIOR WALLS X

9.3 VENTILATION OF ATTIC AND FOUNDATION AREAS X

9.4 VENTING SYSTEMS (Kitchens, baths and laundry) X


Comments:

9.0 The access panel / hatch into the attic from the rear corner bedroom closet space is un-insulated. Heattransfer can occur more in this area than one that is properly insulated.

9.2 The subject home exterior wall insulation is not visible for inspection.

9.3 Recommend evaluation and correction of the crawlspace ventilation especially along the rear LH area toreduce the dampness and high humidity that has caused the fungal / mold growth.

Crawlspace vents should be normally opened = summer / closed = winter. Recommend monitoring summertimecrawlspace humidity levels and signs of excessive condensation.


123 Main St. of 52

9.4 The dryer vent piping is loose in crawlspace, I was unable to determine if this vent is still in use or if anothervent extends under the rear wood patio area.

9.4 Picture 1

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occurwithout being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.


123 Main St. of 52

10. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normalcycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanentlyinstalled microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration orautomatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance thatis shut down or otherwise inoperable.Styles & MaterialsDishwasher Brand:WHIRLPOOL

Disposer Brand:BADGER

Exhaust/Range hood:DOWN DRAFT VENTED COOK TOP

Range/Oven:WHIRLPOOL

Built-in Cooktop:Jenn-Air

Built in Microwave:GENERAL ELECTRIC

Refrigerator:WHIRLPOOL

IN NI NP RR

10.0 DISHWASHER X

10.1 RANGES/OVENS/COOKTOPS X

10.2 RANGE HOOD X

10.3 FOOD WASTE DISPOSER X

10.4 MICROWAVE COOKING EQUIPMENT X

10.5 REFRIGERATOR X

10.6 LAUNDRY APPLIANCES X


Comments:

10.3 The food disposer wiring anti-strain device / Romex clamp is improperly secured. This clamp prevents theelectrical wiring from being pulled loose from under the disposal. This is a potential safety issue until corrected.

10.3 Picture 1


123 Main St. of 52

10.6 The existing washing machine is connected with rubber fill hoses. Aged and fatigued hoses have a higherpotential for failure. Recommend replacement of the rubber fill hoses with braided stainless steel type.

The dryer vent piping is plastic vinyl and is generally considered unsafe / fire hazard, recommend replacementwith rigid or metal flexible pipe.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report shouldbe considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the commentsin this inspection report.

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123 Main St. of 52

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General Summary

Hallmark Residential Services, Inc.

9811 Deer Park Dr.Spotsylvania, Va. 22551

540-273-7453

CustomerSample Report

Address123 Main St.

Any town Va 22551

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

1. Roofing1.0 ROOF COVERINGS

Inspected, Repair or ReplaceSeveral areas of roofing surface repair needed to prevent potential moisture intrusion. Recommendevaluation and correction by a qualified roofing contractor. Overall the roofing materials appear to remainserviceable, more weathering and aging noted along the front facing roof area. Recommend monitoring asnormal weathering and aging occur.

space


123 Main St. of 52

1. Roofing

1.0 Picture 1

1.0 Picture 2



123 Main St. of 52

1. Roofing1.1 FLASHINGS

Inspected, Repair or ReplaceAreas of non-professionally applied spray sealant along the chimney flashing. Most likely applied in anattempt to prevent leakage. Recommend evaluation and correction by a qualified roofing contractor.

1.1 Picture 11.2 ROOF PENETRATIONS

Inspected, Repair or ReplaceOne of the plumbing vent pipe rubber flanges is deteriorated allowing moisture to enter where boot flangehas failed. Recommend replacement by a roofing contractor or qualified individual.

Sections of loose ridge vent requiring reattachment. Loose ridge vent material is subject to high winddamage. Loose or missing ridge vents allow water to enter the attic structure. Recommend repairs by aroofing contractor or qualified individual.

space



123 Main St. of 52

1. Roofing

1.2 Picture 31.3 ROOF DRAINAGE SYSTEMS

InspectedRecommend extending downspout discharge away from the LH front wall to prevent excessive moisturearound foundation.

The below ground drain lines for downspouts are not fully visible, the termination locations were notidentified. I am unable to determine if drains will function properly.

space

1.3 Picture 11.4 CHIMNEY

InspectedMinor cracking along the concrete chimney cap may allow water intrusion into masonry structure possiblyallowing freeze / thaw damage. Recommend evaluation and correction by a masonry contractor.


123 Main St. of 52

1. Roofing

1.4 Picture 1

2. Exterior2.0 EXTERIOR WALL COVERINGS

InspectedOverall the subject homes cedar siding remains serviceable, portions of the siding is weather worn andaged, especially the front facing surface. Preventative maintenance is required to prevent continueddeterioration.

2.0 Picture 1


123 Main St. of 52

2. Exterior

2.0 Picture 2 2.0 Picture 32.1 EXTERIOR TRIM, EAVES, SOFFITS AND FASCIAS

Inspected, Repair or ReplaceArea of moisture deteriorated wood fascia caused by leaking gutter or moisture intrusion behind the gutter(rear corner of garage). Several openings along the soffit allow nesting pests to enter the attic structure inthese areas until corrected.


2.1 Picture 3 2.1 Picture 42.2 DOORS (Exterior)

Inspected, Repair or Replace


123 Main St. of 52

2. ExteriorThe front exterior door latch mechanism requires adjustment to properly align with striker plate. Also, thefront storm door requires replacement of the closer dampener mechanism. The door hangs open and couldbe damaged by high wind if not corrected.

2.3 WINDOWS (Exterior)Inspected, Repair or ReplaceLarge gaps and openings along the front window trim allows moisture intrusion into the wall structure.Recommend evaluation and correction by a qualified contractor.

2.3 Picture 1 2.3 Picture 22.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE

RAILINGSInspected, Repair or ReplaceExcessively tall step rise height at the base of the front exterior steps is a potential trip hazard. Settlementhas caused the bottom step height to exceed height requirements, all step rise heights must beconsistent within 3/8" variance. Also, brick mortar joint deterioration along the LH side of the front porchsteps. Moisture intrusion during freezing / thaw temperatures can cause continual damage. Recommendevaluation and correction by a masonry contractor.

Moisture deterioration noted at the visible bottom of the support post for the enclosed rear room, I'munable to determine the extent of the damage or access the other support posts. Recommend furtherevaluation by a qualified contractor.

The rear wood patio and enclosed elevated rear room is constructed close to the ground, no access wasavailable for full inspection or viewing.

space


123 Main St. of 52

2. Exterior


2.4 Picture 32.6 ADDITIONAL BUILDINGS ON PROPERTY

Inspected, Repair or ReplaceAreas of moisture deteriorated exterior storage shed sheathing requires replacement.

The electrical supply extending to the shed utilizes and extension cord as permanent wiring. Also, theelectrical wiring is not GFCI protected as required. Recommend evaluation, correction and or removal ofthese electrical safety issues by a qualified electrical contractor.

space


123 Main St. of 52

2. Exterior


2.6 Picture 3

3. Garage3.0 GARAGE CEILINGS / ROOFING

InspectedThe thin wood panel covering for the pull down stairs is non-fire rated. Should a vehicle fire occur in thegarage, this opening does not provide adequate protection until fire & rescue services can respond.Recommend evaluation and repairs as needed by a licensed contractor or qualified individual.


123 Main St. of 52

3. Garage

3.0 Picture 13.7 GARAGE ELECTRICAL

Inspected, Repair or ReplaceThe garage electrical outlet near the door to the living space is not GFCI protected as required (the othergarage area outlets are properly GFCI protected). This outlet did not trip when tested with a plug-in GFCItesting device. Recommend evaluation and repairs as needed by a licensed electrician.

3.7 Picture 1

4. Interiors4.2 FLOORS

InspectedMinor tile grout maintenance needed at the master bathroom tile flooring near the toilet and shower toprevent potential moisture intrusion.


123 Main St. of 52

4. Interiors

All of the floors in the finished portions are covered and structural members are not visible. I could not seebehind these coverings.

4.5 WINDOWS / SKYLIGHTS (REPRESENTATIVE NUMBER)Inspected, Repair or ReplaceStaining and discoloration observed at front windows is caused by a deteriorated / failed thermal pane gasseal. Fogging is the result of moisture entering between the glass panes. Three additional failed windowseals noted at the garage LH window, rear bedroom bay window and rear sun room window. Recommendcontacting local mirror / glass company to evaluate replacement of fogged windows.

4.5 Picture 1

5. Structural Components5.3 FLOORS (Structural)

Inspected, Repair or ReplaceSuspect fungal growth is present on the crawlspace floor system in most areas, especially along the rearLH corner. I did not test to determine if this growth is or is not a health hazard. There is no specific amountor level of fungal growth that defines either safe or unsafe mold exposure in homes. Individuals that arehyper sensitive to mold, have suppressed immune systems or allergies could be effected by any amount ofmold commonly found in the environment and our homes interiors. The underlying cause is moisture andhigh humidity common to crawlspace areas. I recommend you evaluate the crawlspace ventilation andcontact a mold mitigation contractor or expert for investigation and correction as needed. After completionof mold mitigation, clearance testing should be performed to verify the mitigation contractorseffectiveness. Clearance testing should be conducted by a third party not affiliated with the mitigationcontractor.


123 Main St. of 52

5. Structural Components



6. Plumbing System6.2 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES

Inspected, Repair or ReplaceThe front exterior hose bib faucet is frost damaged (ruptured behind wall) and requires replacement beforeattempted use. This is caused by leaving garden hoses attached during freezing weather. Recommendevaluation and correction by a qualified plumbing contractor.

The exterior hose bib faucets are "frost proof" type. Remember to remove garden hoses from these faucetsduring freezing temperatures to prevent potential freeze damage.

Inspection of the plumbing system was very limited, I was unable to access / view most of the watersupplies and drain connections.

The plumbing supply lines extending to the garage area utility sink is Polybutylene. Polybutylene has beenused in this area for many years, but has had a higher than normal failure rate, and is no longer being used.The condition of the PB pipe and fittings cannot be determined by any inspection method since there areno visible signs of deterioration until failure occurs. For further details contact a local licensed plumbingcontractor for evaluation.


123 Main St. of 52

7. Electrical System7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION

PANELSInspected, Repair or ReplaceDouble tapped wires on breaker terminal #15. Double tapped breaker connections increase the risk of loosewire connection, over heating and potential electrical fire. Recommend evaluation and correction bylicensed electrical contractor.

Missing anti-strain device (Romex clamp / bushing) at wire entrance into the top of the main electrical panelbox. Recommend evaluation and correction by a licensed electrical contractor.

7.1 Picture 1 7.1 Picture 27.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans,

lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exteriorwalls)Inspected, Repair or ReplaceImproperly terminated "live" wiring located in the crawlspace requires evaluation, removal or placement ina covered junction box by a licensed electrical contractor.

7.3 Picture 17.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)

Inspected


123 Main St. of 52

7. Electrical SystemRecommend up-dating the kitchen sink area electrical outlets to GFCI type. This was not a coderequirement when the home was originally constructed and is only recommended to improve safety.

The subject home is equipped with a GFCI protected electrical circuit for the bathrooms. The main GFCIreset for all three bathrooms is located in the half bathroom.

7.6 SMOKE DETECTORSInspectedRecommend replacement of the existing old smoke detectors located in the home. Even though the smokedetectors were operational when tested, they should be replaced every 7-10 years.

8. Heating / Central Air Conditioning8.0 HEATING EQUIPMENT

InspectedRecommend asking homeowner for annual service log / record for both HVAC systems. Recommendroutine annual service and cleaning of the HVAC systems per the manufactures service requirements if notcompleted within the previous year.

The heat pump for the rear room areas is older equipment (1/91 manufacture dated). The main heat pump ismore recent (1/97 manufacture dated). These older units may continue to operate for some time more, Ihave seen systems fail shortly after a home inspection during seasonal weather changes. I cannotdetermine how long these systems will last before replacements are necessary.

8.5 COOLING AND AIR HANDLER EQUIPMENTNot InspectedThe subject home's A/C systems were not fully inspected or tested for proper operation due to the outsideair temperature was 65 degrees or less at time of the inspection.

9. Insulation and Ventilation9.0 INSULATION IN ATTIC

InspectedThe access panel / hatch into the attic from the rear corner bedroom closet space is un-insulated. Heattransfer can occur more in this area than one that is properly insulated.

9.3 VENTILATION OF ATTIC AND FOUNDATION AREASInspectedRecommend evaluation and correction of the crawlspace ventilation especially along the rear LH area toreduce the dampness and high humidity that has caused the fungal / mold growth.

Crawlspace vents should be normally opened = summer / closed = winter. Recommend monitoringsummertime crawlspace humidity levels and signs of excessive condensation.

9.4 VENTING SYSTEMS (Kitchens, baths and laundry)InspectedThe dryer vent piping is loose in crawlspace, I was unable to determine if this vent is still in use or ifanother vent extends under the rear wood patio area.


123 Main St. of 52

9. Insulation and Ventilation

9.4 Picture 1

10. Built-In Kitchen Appliances10.3 FOOD WASTE DISPOSER

InspectedThe food disposer wiring anti-strain device / Romex clamp is improperly secured. This clamp prevents theelectrical wiring from being pulled loose from under the disposal. This is a potential safety issue untilcorrected.

10.3 Picture 110.6 LAUNDRY APPLIANCES

InspectedThe existing washing machine is connected with rubber fill hoses. Aged and fatigued hoses have a higherpotential for failure. Recommend replacement of the rubber fill hoses with braided stainless steel type.


123 Main St. of 52

10. Built-In Kitchen AppliancesThe dryer vent piping is plastic vinyl and is generally considered unsafe / fire hazard, recommendreplacement with rigid or metal flexible pipe.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of theneed for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use;Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value ofthe property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system thatwas not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmeticitems, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties orguarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area orperform any procedure that may damage the property or its components or be dangerous to the home inspector or otherpersons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or componentthat does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment,plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspectedadverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise,contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control orremove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Sincethis report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensedinspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

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INVOICE

Hallmark Residential Services, Inc.9811 Deer Park Dr.Spotsylvania, Va. 22551540-273-7453Inspected By: Karl Colbrunn

Inspection Date: 2/11/2015Report ID: 21115-AK

Customer Info: Inspection Property:Sample Report

Customer's Real Estate Professional:Bob JonesBest Realty

123 Main St.Any town Va 22551

Inspection Fee:Service Price Amount Sub-TotalHeated Sq Ft 1,001 - 2,000 350.00 1 350.00

Tax $0.00Total Price $350.00

Payment Method: CheckPayment Status: Paid At Time Of InspectionNote:


123 Main St. of 52

Inspection AgreementThis inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement.The agreement was signed and agreed upon before the preparation of this report and a signed copy ofthe agreement is available upon request. An unsigned copy of the agreement may be attached to thisreport for your information or it may also be available on the company web site.


123 Main St. of 52

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