lighthouse home inspections, llc · thank you for allowing lighthouse home inspections the...

CONFIDENTIALITY NOTICE: This Report is the exclusive property of Lighthouse Home Inspection LLC and theClient(s) listed above. It is not transferable to any third parties or subsequent buyers. Our inspection and this Reporthave been performed with a written contract agreement that limits its scope and usefulness. Un-authorized recipientsare therefore advised not to rely upon this Report, but rather to retain the services of an appropriately qualified homeinspector of their choice to provide them with their own inspection and report.

Lighthouse Home Inspections, LLCHome Inspection ReportCover Page

1234 Anywhere, Hometown, OH 44145Inspection prepared for: Sample Report

Date of Inspection: 5/1/2014 Time: 10:00 am

Inspector: David E. BeckASHI #258463 OH Radon License #RT944

Phone: 216-633-7840Email: [email protected]

Lighthouse Home Inspections, LLC 1234 Anywhere, Hometown, OH

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Inspection Details

Dear Sample Report, Thank you for allowing Lighthouse Home Inspections the opportunity to perform your inspection.After you have read the report entirely, please give us a call so we can discuss any questions youmay have. Also, please use this inspection report as a guide when doing your final walk through priorto closing as this report is a snapshot in time. Remember, when the inspection is complete andreport delivered, we are still available to you for any questions you may have throughout the entireclosing process. This report lists the systems and components inspected as per the American Society of HomeInspectors (ASHI) Standards of Practice. A copy of the ASHI Standards of Practice is availableonline: www.homeinspector.org/docs.standards.pdf. Items not listed or listed as not applicable (N/A)were not evaluated. When "appears satisfactory" is listed, it means that we did not observeconditions that would lead us to believe problems existed with this system or component. Somesatisfactory items may still show wear and tear. Underlined words and abbreviations are contained inthe glossary at the end of the report. This is not a "pass" or "fail” inspection. The report is based on an inspection of the visible portion ofthe structure; items that are hidden from view may limit inspection. This report will focus on safetyand function, not current code. This report identifies specific non-code; non-cosmetic concerns thatthe inspector feels may need further investigation or repair. We do not inspect for code violations orproper building permits. We recommend contacting your local building department to insure thatproper permits were obtained for additions or modifications. The report may contain text in RED thathighlight areas of concern. A brief summary of any CRITICAL concerns of the inspection, as theyrelate to safety or function, is also found in the Summary section at the end of the report. Your report includes photographs. Some pictures are informational and of a general view to help youunderstand where the inspector has been, what was looked at, and the condition of the item or areaat the time of the inspection. Some of the pictures may be of problem areas. The photos are to helpyou better understand what is documented in this report and to help you identify items not easilyseen. Not all problem areas or conditions will be supported with photos. Again, thank you for using Lighthouse Home Inspections services. Sincerely, Dave BeckLighthouse Home Inspections, [email protected] "Our goal is to make the inspection process a rewarding part of your real estate transaction byproviding a honest, fair and thorough inspection with a detailed report allowing you to make aninformed decision."


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Grounds

1. Attendance:Client present, Buyer Agent present

2. Home Type:Single Family Home

3. Occupancy:Occupied - Furnished: Heavy volume of stored, personal items observed. Full inspection of thebuilding is not possible. Inspection is limited.

4. Direction of building:For the purpose of this inspection, the building is facing WEST.

5. Age of HomeBuilt in 2004; home is 11 years old.

1. Driveway and sidewalk conditionsMaterials:• Concrete driveway and sidewalk; minor cracks noted.Observations: Driveway and walkways are in good shape for age and wear. No deficiencies noted.

2. GradingObservations: No major concerns noted at time of inspection.

3. VegetationObservations: Prune or remove any plants / trees that are in contact or close proximity to home.

Recommend trimming plants Clear vegetation from vent on southside of house


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4. PatioObservations:• Masonry patio rear.• Rear patio wall is damaged / settling. Recommend contacting a mason to evaluate and repair /reset the brick wall on the north side of the patio. See photo.• Recommend repairing / loose bricks on rear patio wall. See photo.

Patio wall damage / settled Loose bricks on patio wall

5. Stairs & HandrailObservations:• The front masonry step is leaning. This could be a trip hazard; recommend repairing / leveling.• There were no railings installed at the patio steps. Recommend installing railings.• The brick steps are loose and unsafe. Recommend contacting a mason to evaluate and securebricks. See photo.

Front step has settled on one side. Patio step stones are loose


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Exterior Areas

6. PorchLocation: Front of building.Materials: Masonry.Observations:• Appears satisfactory and functional condition with normal wear for its age.• MAINTENANCE: caulk base where porch meets house walls. See photo

Seal gap between front porch and house wall

1. Exterior CladdingMaterials:• Structure - wood framed.• Brick veneer - frontObservations:• The house siding appeared in serviceable condition.• MAINTENANCE: Vinyl and metal siding are extremely popular because they require less periodicmaintenance than other types of siding materials. However, it is still necessary for the homeownerto periodically--at least once a year--carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly. Vinyl and metal siding shouldbe cleaned following the manufacturer's instructions.

2. Eaves & FaciaObservations: Soffits appear to be in serviceable condition at the time of the inspection.

3. Exterior Paint / TrimObservations: MAINTENANCE: Sealing/caulking as part of routine maintenance to prevent furtherdeterioration and extend life of siding and trim.


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4. Window WellsObservations:• Emergency Egress window well present on south side of home. Tested for function, appearssatisfactory.• Window well cover present; appears satisfactory.• Be advised, the basement windows on the north side of the home have mulch/ earth leaning upagainst them. Recommend removing the debris to prevent early deterioration and moisture frombeing trapped against the windows. Additional photos posted under Interior Section of this report.• MAINTENANCE: Monitor / clean leaves and debris from window well drain to allow for properdrainage.

Exterior Areas Window Wells North basement window - debris

Monitor surface drain; keep free of debris

5. Exterior Faucet(s)Type: Freezeless hose bib presentObservations:• Appear satisfactory.• While not part of this inspection, it is noted the sprinkler system has a hose faucet that is facingup. This angle could allow water /debris to collect and damage valve. Recommend contacting aplumber to evaluate and repair as needed.


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Sprinkler system on north side of home

6. Main Gas Supply

Main gas supply on north side of home

7. Be advised:• Child play system present; not part of this inspection. However, recommend insuring it is safeprior to use.• Sprinkler system present, not inspected. Recommend consulting with home owner / sprinklercontractor for operation instructions, verification of proper backflow preventer installation, andwinterizing information. Sprinkler systems and their components are beyond the scope of a HomeInspection.

8. Exterior DoorLocation: Front EntranceType: PanelObservations: Door and hardware appear satisfactory.

EXTERIOR NOTES: Grading and draining are probably the most significant aspects of a property,simply because of the direct and indirect damage that moisture can have on a structure / foundation.More damage has likely resulted from moisture and expansion soils than from most natural disasters.Also, gutters and downspouts with splashblocks should discharge water at least six feet away fromthe building. We recommend that downspouts do not terminate over paved areas such as driveway


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Roof

or walkways as the moisture can contribute to icy slip and fall hazards in winter. Be advised, gutterand subsurface drains are not tested for leakage or blockage. A home inspection does not include an assessment of geological, geotechnical, or hydrologicalconditions -- or environmental hazards. A geologist / specialist should be consulted for furtherinformation. Minor settlement or “hairline” cracks in drives, walkways or even foundations are are normal toproperty of any age. They should, however, be monitored for expansion and sealed as necessary. Walls and insulation material, hazards and hidden conditions/materials inside the walls are not partof this inspection. Any siding, but especially composition or hardboard siding, must be closelymonitored. Even modern composition siding and, especially, trim, is particularly vulnerable tomoisture damage. All seams be must remain sealed and paint must be applied periodically(especially the lower courses at ground level). It is imperative that continued moisture be kept fromit, especially from sprinklers, rain splash back or wet grass / mulch. Swelling / deterioration and pestdamage may otherwise result. Vegetation close to the home can contribute to damage through root damage to the foundation,branches abrading the roof and siding, and leaves providing a pathway for moisture and pests intothe home. Monitor / remove plants and trees that come close to the house. Although railings are not required around drop-offs less than 30”, consider your personal needs andthose of your family and guests. By today’s standards, spindles at decks and steps should bespaced no more than 4” apart for the safety of children.

1. Method of Roof InspectionMethod of inspection: Walked on roof surface • Some sections viewed from ladder at eaves andground with the aid of binoculars.

2. Roof Style and PitchStyle /Pitch:• Hip• Steep slope: roof angle (pitch) more than 45 degrees

3. Roof CoveringMaterials: Fiberglass-based asphalt shingles• Appears to be original roof covering, approximately 11 years old.• 1 visible layer observed• Once a roof reaches the ten (10) year mark, it is a good idea to have the roof inspected for anysigns of aging every three years. A roof that has some routine maintenance in its second half of lifewill outperform those that are not maintained.Observations:• These shingles appear to be in the second third of their life cycle. No prediction of futureperformance or warranties can be offered.• Minor moss growth / staining observed on northern side of the roof areas. See photo.• Exposed nails (nail pops) and minor damage to shingles. Recommend a roofing "Clean andCheck" be performed by a qualified roofing contractor to tune up, seal nail pops and make repairsas needed.• MAINTENANCE: Weather permitting, keep debris cleared from roof to extend life of system.


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Nail pop Minor damage to shingle

Moss growth on roof outside master bath

4. FlashingObservations: Appears satisfactory

5. Chimney Description(s)Materials: N/A

6. Roof PenetrationsMaterials: PVC Piping for plumbing vent stack(s)Observations: Appears satisfactory at time of inspection

7. SkylightsObservations: Be advised skylights are notorious to leak. Annual maintenance will be needed.


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Attic

8. Roof Drainage SystemMaterials: Galvanized/AluminumObservations: The house roof drainage system was in serviceable condition. Routinely monitor tokeep gutter/screens from clogging - clean and seal gutters as needed.

9. Limitations of Roofing InspectionBe advised: Roofs may leak at any time. Leaks often appear at roof penetrations, flashings,changes in direction or changes in material. A roof leak should be addressed promptly to avoiddamage to the structure, interior finishes and furnishings. A roof leak does not necessarily meanthe roof has to be replaced. We recommend an annual inspection and tune-up to minimize the riskof leakage and to maximize roof life.

ROOF NOTES: Slate / clay / fiberglass roofs are not walked on to avoid damaging the system. Thematerial attachment is not part of this inspection. We may not walk on roofs due to weather (wet /snow / ice / wind) or height / steep slope). Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of aroof system. Always ask the seller about the age and history of the roof. On any home that is over 5years old, experts recommend that you obtain a roof "tune-up" from an established local roofingcompany to determine its serviceability and perform maintenance. This report is an opinion of the general quality and condition of the roofing system / components. Itdoes not offer an opinion or warranty if the roof has leaked in the past or will leak in the future.Routine maintenance and inspection of the roofing components is necessary to insure weathertightness.

1. AccessLocation of access:• Bedroom ceiling.• Appeared satisfactory, with batt insulation over hatch door.

2. Method of Attic InspectionViewed - Inspected: viewed and walked in the attic.


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Foundation

3. StructureObservations: Visible areas appears satisfactory.

4. Attic ObservationMaterials: Truss, framing is 2x4Observations: Appears satisfactory.

5. VentilationObservations:• Appears adequate.• Ridge exhaust venting noted.

6. Insulation ConditionMaterials:• Cellulose, loose fill• Fiberglass, battsDepth/thickness: 9-12 inchesObservations: Insulation appears adequate.

7. Limitations of Attic and Insulation InspectionBe advised:• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.• Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openingsin walls to look for insulation) are performed.

1. Foundation TypeMaterials: Fully finished basement, Combination Basement and Crawlspace

2. Under Floor Crawlspace(s)From entry: Limited access.Materials: Under floor insulation type: fiberglass battsObservations:• Condition: typical for age.• Appears satisfactory.• Crawlspace was insulated and dry at the time of the inspection.


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3. Foundation WallsMaterials: Poured ConcreteObservations:• No deficiencies were observed at the visible portions of the structural components of the home.• Limited review due to storage of personal property and finished walls. Visual sections appearsatisfactory.• No leaks/ moisture stains were observed at the time of the inspection.• Shrinkage cracking noted in unfinished area. This cracking is common and usually no reason forconcern. Recommend monitoring and consultation with qualified contractor should conditionworsen or if water intrusion occur.

4. FramingObservations: Visible sections appear satisfactory.

5. Ceiling and Roof StructureFraming system: Engineered wood roof truss framingObservations: Limited review due to finished ceilings. Sections visible appear satisfactory.

6. Columns and BeamsMaterials: Not visible due to finished walls / ceilings.

7. Foundation FloorMaterials: Concrete slabObservations:• All concrete floor slabs experience some degree of cracking due to shrinkage in the dryingprocess. In most instances floor coverings prevent recognition of cracks or settlement in all but themost severe cases. Where carpeting and other floor coverings are installed, the materials andcondition of the flooring underneath cannot be determined.• Limited review due to floor coverings.• Floor drain observed. See NOTES at end of this section.

8. Floor StructureMaterials: Engineered wood open web parallel flat chord truss floor joistsObservations: Limited review only in utility room due to 90% finished ceiling in basement.


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9. Anchor BoltsObservations: The anchor bolts were not visible.

10. DuctingObservations: Zone distribution system installed. Appears to function.

11. Sump PumpObservations:• A sump pump has been installed to augment drainage. The pump is equipped with a water supplybackup and appears to be properly plumbed. The system was not evaluated for pump capacity orflooded to confirm operation. If further analysis of this device is desired, recommend consulting adrainage specialist.• Sump pump had alternate power supply / backup pump in place. Appears satisfactory.

12. Stairs & HandrailObservations: Basement / lower level stairs and handrail appear satisfactory.

13. Limitations of Structure InspectionBe advised: Full inspection of all structural components (posts/girders, foundation walls, subflooring, and/or framing) is not possible in areas/rooms where there are finished walls, ceilings andfloors.

FOUNDATION NOTES: Be advised, we give no warranty or opinion on whether or not the basement/ crawlspace / lower level has leaked in the past or will have moisture intrusion in the future. Thecondition of the waterproofing parging or concealed drain tiles cannot be determined. Awaterproofing / plumbing contractor should be contacted for further evaluation and information. It is highly recommended that your home owner's insurance policy include a "Rider for drain backup." Stored personal items, insulation, and finished walls / floors / ceilings prevent full evaluation of thefoundation walls and floors. We cannot fully evaluate or be responsible for the condition of concealedareas. No engineering / structural analysis was performed in this inspection. We do not determinethe effectiveness of any system installed to control or remove suspected hazardous substances. All slab / concrete floors / walls experience some degree of cracking due to shrinkage in the dryingprocess. Floor / wall coverings prevent full inspection for cracks and settlement.


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Plumbing

1. Water Supply SourcePublic municipal water supply.

2. Service Piping Into The HouseMaterials:• Copper• Visual sections appear satisfactory.

3. Main Water Shut OffBasement, South wall, hidden by wall/bench.Observations:• Appears satisfactory.• Jumper ground wire present.• Main water shut off valve is the MOST IMPORTANT valve in the home. Insure all occupants overthe age of 10 are aware of location and how to shut water off to the house.

Main water shut off valve

4. Supply Branch PipingReadily visible water supply pipes are: CopperObservations:• No deficiencies observed at the visible portions of the supply piping.• Most of the piping is concealed and cannot be identified.

5. FaucetsObservations: No deficiencies noted.

6. SinksObservations: No deficiencies observed.

7. Traps and DrainsObservations: Water was run through the fixtures and drains. Functional drainage was observed.


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Water Heater

8. Waste SystemPublic sewage disposal system.

9. Drainage, Wastewater & Vent PipingVisible waste piping: Thermoplastic PVC (Polyvinyl Chloride) - normally white in colorObservations: Visible piping appeared serviceable at time of inspection.

10. Fuel Supply and DistributionMaterials: Black iron pipe used for gas branch/distribution service.Observations:• Meter located at exterior. Appears satisfactory. No gas odors detected.• Most of the piping is concealed and cannot be identified.• No deficiencies observed at the visible portions of the gas supply piping.

11. Limitations of Plumbing InspectionBe advised: The sections of the plumbing system concealed by finishes and/or storage (belowsinks, etc.), below the structure, or beneath the ground surface are not inspected.

PLUMBING NOTES: Sewer service and water service might be provided by private waste disposalsystem and/or well. Inspection, testing, analysis, or opinion of condition and function of private wastedisposal systems and wells is not within the scope of a home inspection. Recommend consultingwith seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems and verification of water quality. If a Septic System ison the property, servicing and pumping is generally recommended prior to purchase, and then everythree years. Be advised that some "polybutylene" and "ABS" plastic piping systems have experienceddocumented problems. We recommend you contact a licensed plumber for evaluation. Plumbing is an important concern in any structure. Moisture in the air and leaks can cause stains,mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as manyissues as possible, but some problems may be undetectable due to concealed, or underground,plumbing within walls, flooring, slab or ground. We are not responsible for concealed / hidden pipingand plumbing. Future drainage performance is also not determined as part of this inspection. Replacement / repairs of water heaters should be expected that are older than eight years. Detection of gas leaks is not part of this inspection. A qualified plumber or gas utility companyemployee is best suited to identify and repair gas leaks. If you think you smell gas, leave the homeimmediately and call your plumber/utility company right away for evaluation and repair. Water supply valves are not tested because they tend to leak after operation. Drain lines and watersupply lines serving washing machines are not operated, as they may be subject to leaking if turnedon. Foundation floor drains cannot be inspected for sizing, restrictions, leaking or blockage. Futuredrainage performance is not and cannot be determined in a general home inspection. We highly recommend your insurance policy include a Rider for Drain Backup.


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Heating and Air Conditioning

1. Water Heater ConditionHeater Type: gasLocation: in the basement mechanical room.Observations: Tank appears to be in satisfactory condition.

2. Water Heater(s) ConditionAge: 3 Years

Water heater manufacture plate

3. Number Of GallonsObservations: 50 gallons

4. Plumbing - Water HeaterMaterials: copper piping.Observations: No deficiencies observed at the visible portions of the supply piping.

5. Gas ValveObservations: Gas shut off valve present. Appears satisfactory.

6. Combustion AirObservations: Inadequate air for combustion. Recommend adding a vent between the furnaceroom and living space of the basement for adequate combustion air to the fuel burning appliances.

7. VentingObservations: Appears satisfactory.

8. TPR ValveObservations: Temperature Pressure Relief (TPR) valve present; appears satisfactory. This safetyvalve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets toohigh. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). Itmust terminate within 6" above the floor--the end cannot be threaded or have a fitting.


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1. ThermostatsObservations:• Location: Dinning room• Appears satisfactory at the time of inspection.

2. Heating SystemForced air natural gas furnace - located in basement utility roomAge: 11 years oldObservations: The HVAC system is operational. However, the system does not appear to havebeen serviced in the past year. Recommend an HVAC contractor perform a system Clean andCheck. HVAC systems require yearly maintenance.

Furnace manufacture plate

3. Safety SwitchMaterials: Safety shutoff switch installed at furnace service door panel.Observations: The safety switch (also known as service/maintenance switch) functioned asdesigned.

4. Combustion AirObservations: No deficiencies noted. Combustion air pulled from outdoors.

5. Venting, Flue(s), and Chimney(s)Materials: Plastic - PVCObservations: The visible portions of the vent pipes appeared functional.

6. Condensate DrainObservations: No deficiencies noted in the condensate collection and removal system.

7. Heating & Cooling DistributionMaterials: Galvanized sheetmetal ductwork - floor registersObservations:• The condition of concealed ductwork can not be determined and is not part of this inspection.• Zone air control dampers on air supply duct are operable - used to balance air throughout thehouse.• Visible sections appear satisfactory.


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Air Condition

8. FiltersLocation: Located next to heater cabinet.Observations:• Appears satisfactory.• MAINTENANCE: The thin washable aluminum mesh filters in the electronic air filter should beroutinely checked and clean.

9. Other ComponentsMaterials: Electronic Air Cleaner - next to furnace in basement

10. RegistersObservations: The return air supply system appears to be functional.

11. Basement/Crawlspace DuctworkObservations: Appears satisfactory.

12. Gas ValvesObservations: Gas shut off valve was present. Appears satisfactory.

13. Limitations of Heating and Air Conditioning InspectionBe advised: Heat gain calculations, adequacy, efficiency, or the balanced distribution of airthroughout the home are not performed as part of a home inspection. These calculations aretypically performed by designers to determine the required size of HVAC systems. As a very roughrule of thumb -- Air conditioning adequacy is 600-800 sq. feet of living area per ton (12,000 BTU) ofA/C cooling capacity.

NOTES: The heating, ventilation, and air conditioning and cooling system (often referred to asHVAC) is the climate control system for the structure. The goal of these systems is to keep theoccupants at a comfortable level while maintaining indoor air quality, ventilation while keepingmaintenance costs at a minimum. The HVAC system is usually powered by electricity and naturalgas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.Adequacy or distribution of the HVAC system is not part of this inspection. For a more thoroughinvestigation of the system please contact a licensed HVAC service person. Replacement / repairsshould be expected to HVAC systems that are older than 8 years. No warranty is given on the HVACsystem. The inspector does not perform pressure testing or validation of condensate (freon) gas ofthe AC system. We recommend annual service by an HVAC contractor. Verification or condition of underground / concealed fuel / storage tanks or subsequentenvironmental hazards / discharges are not evaluate or considered part of this inspection. Electronic air cleaners, humidifiers and de-humidifiers are not part of this inspection.

1. Refrigerant LinesObservations: Appear satisfactory.


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Electrical

2. AC Compressor ConditionCompressor Type: ElectricLocation: Located south side of the building.Observations:• Appeared functional at the time of inspection.• Exterior refrigerant lines wall penetration needs re-sealing/caulking. See photo.

Seal gap where A/C enters home A/C manufacture plate

3. Cooling SystemMaterials: Compressor/Condensing unit:, Air Cooled Central Air ConditionerAge: 11 yearsObservations: No deficiencies noted at the time of inspection.

4. Fuse/Circuit Breaker ProtectionMaterials: FusesObservations: Disconnect box present. Appears satisfactory.

1. Service DropUnderground lateral serviceObservations: Appears satisfactory.


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Electrical service on north side of home

2. Service Entrance WiresMaterials: CopperObservations: Appear satisfactory.

3. Electrical Service RatingAmperage Rating: 200 amps

4. Electrical PanelMain Location: Panel box located in basement.Observations: No major system safety or function concerns noted at time of inspection.

Main electrical panel in basement

5. Main DisconnectLocated on Main Panel.Observations: Appears satisfactory.

6. Sub Panel(s)Panel Rating: 100 Amps. Located in the mechanical room.Observations: Sub-panel appears satisfactory.


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Sub panel located in mechanical room

7. Service GroundingMaterials: CopperObservations: No discrepancies noted.

8. Overcurrent ProtectionMaterials: BreakersObservations: Appear satisfactory.

9. Distribution WiringBranch Wire:• Copper• Wiring type: non-metallic sheathed cable "Romex"• ConduitObservations: Visible wiring appeared satisfactory.

10. Lighting, Fixtures, Switches, OutletsMaterials: GroundedObservations:• A representative sampling of outlets, switches and light fixtures were tested. No deficienciesnoted.• Missing cover plate to open junction box in ceiling of mechanical room. Recommend replacingcover. See attached photo.


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Interior Areas

Missing cover plate in mechanical room

11. GFCI - Ground Fault Circuit InterrupterGFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit whenas little as .005 amps is detected leaking--this is faster than a person's nervous system can react!Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits arenormally GFCI protected. This protection is from electrical shock.Present at: exterior (front & rear), garage, basement, wet bar, kitchen and all bathrooms.Observations:• All GFCI operated as designed. Re-set button located on device.• MAINTENANCE: manufacture recommends testing GFCIs monthly to ensure proper operation.

12. Limitations of Electrical InspectionBe advised:• Electrical components concealed behind finished surfaces are not visible to be inspected.• The inspection does not include remote control devices, alarm systems and components, lowvoltage wiring, systems, and components, ancillary wiring, systems, and other components whichare not part of the primary electrical power distribution system.• Furniture and/or storage restricted access to some electrical components which may not beinspected.

1. Window ConditionMaterial / style:• Vinyl framed• Wood framed• single hung window(s) noted• double hung window(s) noted• sliding window(s) notedObservations:• Be advised due to furnishings / stored items all windows could not be evaluated / operated.Inspection is limited.• The windows were found to be satisfactory with the exception of staining on the north basementwall. Recommend removing debris/mulch away from windows / screens.• Recommend clearing dirt / mulch away from basement windows and insure grading moves wateraway from foundation / windows.


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Basement window - staining/debris Moisture/mildew on basement window

2. DoorsObservations: Appears satisfactory.

3. Door BellObservations: Operated normally when tested.

4. Patio DoorsObservations: Sliding patio door and accompanying screen door appear satisfactory.

5. Floor ConditionMaterials:• Ceramic tile is noted.• Floating laminate type flooring noted.• Carpet is noted. Be advised carpets and rugs are not removed / moved to examine the conditionof the floor surfaces below.Observations: Minor scrapes / damage noted.

6. Wall ConditionMaterials: Drywall walls noted.Observations: Minor wall cracks are typical in most homes. These need to be examined by thebuyer to determine if they are acceptable to them.

7. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations: Be advised minor ceiling cracks and "nail pops" are typical in most homes. Theseneed to be examined by the client to determine if they are acceptable to them.

8. Stairs & HandrailObservations: Stairs, handrail and balcony appear satisfactory.

9. BarObservations: Wet bar in basement functioned as designed. Appears satisfactory.


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Bedrooms

10. Smoke DetectorsObservations:• The National Fire Protection Association (NFPA) recommends placement of at least one smokealarm on every level of the home (including basements) and/or in every bedroom / sleeping area.The NFPA also recommends interconnection of alarms to provide better whole-home protectionthan stand-alone alarms. Photoelectric smoke alarms respond to slow burning, visible smokecaused by smoldering fires. Well suited for use in kitchens and near baths, they are lesssusceptible to nuisance alarms caused by cooking.• Testing of smoke detectors or Carbon Monoxide dectectors is not included in this inspection.Pushing the "Test" button only verifies that there is power at the detector--either a battery or hardwired to the house power--and not the operational workings of the detector. The operational checkis done by filling the sensor with smoke / CO and is beyond the scope of this inspection.• SAFETY: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normalamounts whenever you use an appliance which burns a combustible fuel--gas. When properventilation becomes blocked or inadequate, CO concentrations build up inside your home andbecome deadly.• The NFPA recommends installing Carbon Monoxide alarms in a central location outside eachsleeping area and on every level of the home.• MAINTENANCE: Periodic testing and changing batteries semi-annually to ensure proper Smoke /CO alarm operation is strongly recommended. Replace alarms every 10 years.

11. FireplaceLocation: Family RoomStyle: Prefabricated - direct ventObservations: Gas fireplace ignited and appears to be satisfactory. Recommend a gas fireplaceprofessional service/evaluate fireplace annually.

INTERIOR NOTES: The Interior section covers areas of the house that are not considered part of theBathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usuallyconsist of hallways, foyer, and other open areas. Within these areas the inspector is performing avisual inspection and will report visible damage, wear and tear, and moisture problems if seen.Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing. This inspection does not include testing for radon, moldor other hazardous materials unless specifically requested. Presence of asbestos, lead or otherhazardous materials is not part of this inspection. Doors and windows will be investigated for damage and normal operation however due to furniture /personal items, not all windows could be evaluated / operated. Although excluded from inspectionrequirements, we will inform you of obvious broken gas seals in windows. Please realize that theyare not always visible, due to temperature, humidity, window coverings, light source, etc. Yourinspection report will note visible damage, wear and tear, and moisture problems if seen. Personal / stored items, furniture / insulation and finished walls in the structure may prevent theinspector from viewing all areas, as the inspector will not move these items. Floor / wall / ceilingdamage may be hidden by furniture, appliances, floor covering and other personal items that preventfull evaluation. We cannot evaluate floors / walls / ceilings behind wall paper, paneling, furniture,insulation and other personal / stored items. Inspection will be limited.

1. LocationsLocations: Upstairs Master#1 • Upstairs South East#2 • Upstairs South West#3 • Upstairs West#4


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Laundry

2. Window ConditionMaterials: Vinyl framed • single hung window(s) notedObservations: The windows that were tested, are functional.

3. DoorsObservations: Appears satisfactory.

4. Floor ConditionMaterials: Carpet is noted. Be advised carpets and rugs are not removed / moved to examine thecondition of the floor surfaces below.Observations: Minor stains / damage to carpet observed.

1. LocationsLocation: Service Area

2. Floor ConditionMaterials: Ceramic tile is noted.Observations: Damaged grout observed, suggest regrouting as necessary.

3. 240 VoltObservations: The inspector could not access the 240 volt outlet due to stored personal items in theway.

4. WasherMaterials: Grounded 120 Volt circuit for washer appears satisfactory.Observations: Washer hook ups observed, appears satisfactory.

5. DryerMaterials: Gas connectionObservations: Dryer not part of this inspection. However, it was noted the unit had power.

6. Dryer VentObservations: Appears satisfactory.

7. Gas ValvesObservations: Not visible.

8. Wash BasinObservations: Appears satisfactory.

9. LimitationsBe advised:• Be advised the washer and dryer are not part of this inspection.• We do not disconnect the supply hoses to the washer, nor do we operate the valves. These canleak at any time and should be considered a part of normal maintenance.


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Bathroom

Kitchen

1. LocationsLocations:• Basement Bathroom #1• Master Bathroom #2• Second Floor Hall Bathroom #3

2. Exhaust Fan(s)Observations: Appeared satisfactory, at time of inspection.

3. CabinetsObservations: All cabinets appear satisfactory.

4. CountersObservations: There is normal wear noted for the age of the counter tops.

5. SinksObservations: Sinks appear satisfactory.

6. CaulkingObservation: Water intrusion from bathtubs and shower enclosures is a common cause of damagebehind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and groutingof tub and shower areas is an ongoing maintenance task which should not be neglected.

7. ToiletsObservations: Appears satisfactory.

8. Bath TubsObservations:• Tub in second floor hall bath (#3) functioned as designed.• Appears satisfactory.

9. ShowersObservations: Showers in Bath #1 and #2 appear satisfactory.

BATHROOM NOTES: Determination of watertight integrity of shower pans, tubs, saunas, steambaths, whirl pool or jacuzzi tubs is not part of this inspection. The interior of drains cannot beinspected for blocks and future drainage performance cannot be evaluated. Moisture in the air andleaks can cause mildew, wallpaper / paint to peel and other problems. Some problems may beundetectable due to problems concealed within the walls, ceiling or flooring. Water intrusion from tubs and shower enclosures are a common cause of damage behind walls, sub-floors and ceilings below bathrooms. As such, periodic re-newing of caulking and grouting of sink,tub and shower areas is an on-going task that should not be neglected.


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1. CabinetsObservations:• Cabinets / countertops are in typical condition for house this age.• Appear satisfactory.

2. CountersObservations:• Counters appear satisfactory.• Granite tops noted. Recommend sealing granite counter tops on biannual basis.

3. DishwasherObservations: Operated through one cycle and appeared to be in working order at time ofinspection.

4. Garbage DisposalObservations: Operated - appeared functional at time of inspection.

5. Cook top conditionObservations:• Gas cook top noted.• All heating elements operated when tested.

6. Oven & RangeObservations:• Oven: gas burners• All heating elements operated when tested.

7. SinksObservations:• Sink appears satisfactory.• Suggest caulking as necessary.

8. Vent ConditionMaterials: Fan / hood is recirculating vent.Observations: Appears satisfactory.

9. LimitationsBe advised: Be advised the refrigerator and microwave are not part of this inspection.

KITCHEN NOTES: The condition of the cabinets, sinks, counter tops and wall finishes are a matterof personal preference and are best judged by the client to determine if they are acceptable to them. Appliances are tested by turning them on for a short period of time. It is not possible to determinehow well they operate or if they perform to the client's satisfaction. No warranty is given for anyappliance. Appliances are not move to avoid damage to flooring or the unit. Concealed flooring /walls and supply / drain lines cannot be evaluated. The entire of drain lines and future performanceof is not part of this inspection. Appliance functions / options such as thermostats, temperature calibration, specialized cookingfunctions, timers, clocks, effectiveness, efficiency and overall adequacy is outside the scope of thisinspection. Also, this inspection does not include the identification of, or research for, appliances andother items that may have been recalled or have had a consumer safety alert issued about it. Anycomments made in the Report are provided only as a courtesy. Product recalls and consumer


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Garage

product safety alerts are added almost daily by the Consumer Product Safety Commission. If youhave concerns, we recommend researching on-line at www.cpsc.gov. If desired, we recommend a Homeowner's Warranty or service contract be purchased. This coversthe operation of major appliances, as may be expanded to cover plumbing and electrical repairs witha small deductable, please speak to your Agent for more details. Caulking deteriorates over time. We recommend renewing caulking in all wet areas.

1. Attached / DetachedGarage is attached

2. WallsObservations:• Appeared satisfactory at time of inspection.• Personal items in garage block complete inspection of all floor, wall and ceiling areas.

3. Anchor BoltsObservations: The anchor bolts were not visible, obscured by drywall.

4. Rafters & ceilingObservations: Visible areas appear satisfactory, at time of inspection.

5. Garage Sill Plates:Garage sill plates:: Pressure treated sill platesObservations: Sill plates were partially visible. Majority were behind finished surfaces could not beviewed.

6. Garage FloorFloor materials: ConcreteFloor drain:• Present• Be advised the garage floor drain cannot be inspected for sizing, leaks, corrosion or blockage.Future drainage performance is not and cannot be determined.Observations: Visible portions of the garage floor appeared sound with no observable cracks, attime of inspection.

7. Interior (fire) Door to HouseObservations: The door to the interior of the house appears satisfactory.

8. Auto Door ConditionMaterials: Two roll-up doors noted.Observations: No deficiencies observed.

9. Garage OpenerObservations:• Appeared functional using normal controls, at time of inspection.• Chain drive opener noted.• Two automatic openers.


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10. Garage Door Safety FeaturesSafety reverse: PresentSafety sensor: PresentObservations: Safety sensors operated normally, reversing the doors when tested.

11. Limitations of Garage InspectionBe advised: There were a moderate amount of personal/household items in the garage. Storeditems and cabinets are not moved and may block defects.


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Report SummaryReport Summary

PLEASE READ. The section below reflects a brief summation of the significant deficiencies orcritical concerns which are highlighted during the home inspection on 5/1/2014 as they relate tosafety or function at 1234 Anywhere, Hometown, OH. The summary is not a complete listing of allthe findings in the report, and is provided as a courtesy. Please review all of the pages of the report,as this summary alone does not explain all the issues or there may be issues you find moreconcerning than those listed below. Your entire report must be carefully read to fully assess all of thefindings and benefits from the recommendations, maintenance tips and other important resourceinformation. Please call us if you have any questions: 216-633-7840. DISCLOSURE NOTICE: This Report is the exclusive property of Lighthouse Home Inspection, LLCand the Sample Report. It is not transferable to any third parties or subsequent buyers. The Report isnot intended to benefit any person other than the client, including (but not limited to) the seller or thereal estate agent(s) involved in the real estate transaction. If you directly or indirectly allow or causethe Report or any portion thereof to be disclosed or distributed to any third party, you agree toindemnify, defend, and hold Lighthouse Home Inspections, LLC harmless for any claims or actionsbased on the Services or the Report brought by a third party.GroundsPage 3 Item: 4 Patio • Rear patio wall is damaged / settling. Recommend

contacting a mason to evaluate and repair / reset the brickwall on the north side of the patio. See photo.• Recommend repairing / loose bricks on rear patio wall. Seephoto.

Page 3 Item: 5 Stairs & Handrail • There were no railings installed at the patio steps.Recommend installing railings.• The brick steps are loose and unsafe. Recommendcontacting a mason to evaluate and secure bricks. See photo.

Exterior AreasPage 6 Item: 5 Exterior Faucet(s) • While not part of this inspection, it is noted the sprinkler

system has a hose faucet that is facing up. This angle couldallow water /debris to collect and damage valve. Recommendcontacting a plumber to evaluate and repair as needed.

Water HeaterPage 15 Item: 6 Combustion Air Inadequate air for combustion. Recommend adding a vent

between the furnace room and living space of the basementfor adequate combustion air to the fuel burning appliances.

Air ConditionPage 18 Item: 2 AC Compressor

Condition• Exterior refrigerant lines wall penetration needs re-sealing/caulking. See photo.

ElectricalPage 20 Item: 10 Lighting, Fixtures,

Switches, Outlets• Missing cover plate to open junction box in ceiling ofmechanical room. Recommend replacing cover. See attachedphoto.

Interior AreasPage 22 Item: 1 Window Condition • Recommend clearing dirt / mulch away from basement

windows and insure grading moves water away fromfoundation / windows.

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