old home inspection services llc. · 2007-07-26 · old home inspection services llc. 475 east...

Old HomeInspection Services

LLC.

475 East Third avenueSalt Lake City, Utah

84103(801) 244-4547

[email protected]

February 13, 2007

John Q Public

Re: Downtown Salt Lake City

Dear Mr Public,A visual inspection of the above referenced property was conducted on 02/13/2007 This inspection report reflects the visualconditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximumliability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Pleasetake time to review limitations contained in the inspection agreement. Please read the report in it's entirety as some of theobservations from the report may be inadvertently omitted from this summary page.

Older homes, such as this property, were constructed during a period of time when little formal building codes were inexistence. Current codes simply can not be applied to older structures. For that reason this inspection is not a code compliantinspection, but a review of the tradesmen best building practices. These best practices evolved into the building codes. Thecurrent codes evolve for a host of reasons including adapting to new materials and safety concerns.

When a portion of the home is updated, remodeled or new appliances installed, then the current best practice for theinstallation or upgrade should be applied. For example, when old piping or wiring are replaced, only new wiring and pipingmaterials should be used and installed with the latest methods. Old home inspection will try to identify these elements asnonconforming to current best practice. That does not conclusively indicate the system is unsafe or not fit for it's intendedpurpose, it requires further evaluation by the appropriate tradesman to determine it's safety and it's fitness for continued use.

PROPERTY SUMMARY

Overall, the home was in very good condition for it's age, constructed in a workmanlike manner, consistent with the localbuilding trades and codes in effect at the time of construction, and has above average maintenance over the years. While somemaintence is needed to the exterior historic features they are largley intact and original. The interior is is very good condtionwith much of the wood work reflecting the original craftmanship of the day. Items are below should receive eventualattention, but may not necessarily affect the immediate habitability of the house. These items identified as "Repair andMaintenance" or "Monitor" may need attention but are more minor in nature as the major problems will be highlighted in the "Major Concerns" section above. (The major concerns section will only be included if significant problems are observed.)

These items may be considered wear and tear through normal use of the property. This summary is intended to serve as aplan for future improvements to assure the property will remain in good condition for years to come. It is up to the owner todetermine if any or all suggestions noted here are completed. It is also recommended that you obtain competitive estimates forthese items from licensed tradesmen, prior to the close of escrow/completion of the purchase, to assure the full scope of repairis understood.

GROUNDSSIDEWALKS:CONDITION: Cracks noted are major, Surface raised/settled, Portions missing.

RETAINING WALLS:CONDITION: Displacement/Cracks major, Reccomend to monitor for any further movement and make repairs as needed.

PATIO:CONDITION: Cracks noted - major, Surface raised/settled with adjacent structure; old brick garage that is sinking.

FRONT PORCHCONDITION: Deterioration noted to much of stonework from weathering/age. Appears largely cosmetic presently but will degradestructure over time. Repair /restoration needed.

REAR PORCH/PATIO/PORCH COVER:CONDITION: Appears serviceable, Soil and wood contact observed which can be a path for wood destroying pests. Reccomendcorrection of this condition and/or further review with pest control company.

EXTERIOR STAIRS/STOOPS:CONDITION: Appears serviceable, but degrading with age, refer to front porch notes.

GARAGE - CARPORTFLOOR/WALLS:CONDITION: Locked no entry, exterior needs minor repair.

MISCELLANEOUS:The electrical service wire to the garage is non-conforming, The supply cable is not rated for outdoor use and willbreakdown from the elements. The supply cable has improper attachments to the structure and no strain relief. Wirewas not connected to supply at shed. Shed may not have power.

ROOF SYSTEMROOF:ROOF COVERING STATUS: Appears serviceable/within useful life, Localized damage/Deterioration noted, repairs recommended. The cedarshingles are a robust covering material that requires periodic maintenance for best service life. Refer towww.cedarbereau.org for maintenance recommendations. There is organic material in the valleys. Reccomendcleaning for longer roof file.

EXPOSED FLASHINGS/VENTS:TYPE AND CONDITION: Metal, Appears serviceable, Rusty flashing is noted at rear dormer valley. Past repairs noted,periodic repairs may berequired.

GUTTERS & DOWNSPOUTS:TYPE & CONDITION: Full gutters, lead/tin casement type, Debris in gutters, Gutter at front turret and rear is sloped improperly and holdingwater- may be prone to leaks. Theses types of gutters need to be free to drain so they do not leak and damage the trimwork or brick.

EXTERIOR - FOUNDATION -FOUNDATION:FOUNDATION CONDITION: Appears serviceable minor typical cracks noted, Significant exterior surface flaking of stone, cosmetic in nature.Repair/restoration needed.

WALLS:CONDITION: Cracks noted are typical, Damaged brick on west side from birds and/or moisture from leaking gutters. May needre-pointing/repair in future.

TRIM:MATERIAL: Wood with stone sills/lentils. Wood surfaces okay generally with areas needing repair/paint. Deterioration of manystone sills consistent with age, repair and water proofing recommended.

INTERIORATTICINSULATION TYPE AND CONDITION: Fiberglass batts, Appears serviceable, no insulation over rear of home ( kitchen/servants room) Recommendadditional insulation in this attic area.

WINDOWS:TYPE & CONDITION:

www.cedarbereau.org

Wood frames/sash, Single hung, Damaged/broken sash cords, ropes, or balances viewed.Some windows are hard to operate or painted closed, consistent with age of the home. Not all windows would operate for inspection due to the age and condition. Recommend repair of at least one

window in each room for emergency escape. The basement window wells are close to the exterior patio or walkways. Recommend installation of safety grates overthe window wells.Some basement windows not secure.

FLOORS:FLOOR STRUCTURE: The floor system is constructed with 2x 10 wood joists on 16" centers, sheeted with wood plank dimensional lumber.The visible areas of the floor structure appear serviceable, The vertical supports in SW crawl space may need improvement as they are tilted and in proximity to the soil. Thisobservation is consistent with age of the property.

FIREPLACE/WOOD BURNING DEVICES:LOCATION - TYPE - CONDITION: Location #1: front parlor , Masonry firebox, Solid fuel burning Fireplace appeared serviceable, Reccomend repair ofthe fire bricks in the Fireplace. No damper is installed, but door intact. Location #2: main parlor ,Masonry firebox, Solid fuel burning, missing damaged floor grate. Debris in flue, may havelimited function. Location#3 Piano room. Masonry firebox, Solid fuel burning. Reccomend repair of the fire bricks in the Fireplace.Damper is operational. Damaged bottom grating. Insert loose from fire box.Location #4 Master bed. Masonry firebox, Solid fuel burning Reccomend repair of the fire bricks in the Fireplace.No damper is installed, but door intact.Location #5: east bedroom. Masonry firebox, Solid fuel burning. Fireplace appeared serviceable, Damper isoperational. Door missing.Recommend cleaning and interior flue inspection, repair to bricks, grates before use.

BATHROOMSBATHROOM AREA:CONDITION OF TOILET: Toilet does not flush properly and appears to be shut off.

BATHROOM AREA:TUB/SHOWER PLUMBING FIXTURES: Appears serviceable, Minor leakage is noted at faucet handles. Drain appears serviceable.

TUB/SHOWER AND WALLS: Tub and shower areas appear serviceable, Enclosure appears serviceable, A number of damaged/cracked tiles notedon walls floors.

BATH VENTILATION: None or inadequate ventilation noted. Window is not operational.

BATHROOM AREA:CONDITION OF TOILET: Toilet does not flush properly and needs repair. Runs constantly, shut of valve not working.

TUB/SHOWER PLUMBING FIXTURES: Leakage is noted at faucet handles. Corrosion/Damage noted at faucet area. No tub spout. Drain appears serviceable,Shower head appears serviceable.

KITCHEN - APPLIANCES - LAUNDRYINTERIOR COMPONENTS:WINDOWS/DOORS: Window(s) Inoperable.

PLUMBINGSUPPLY LINES:CONDITION: Appears serviceable, Only limited viewing of supply lines was possible,Minor corrosion is noted due to the dis-similar materials and/or the lack of isolation fittings. No leaks observed at

time of inspection.Recommend to monitor for future leakage. A combination of piping materials such as this can promote corrosion and restriction of flow in the lines over time.While this flow may be adequate at the time of inspection, it may not be satisfactory to the individual home owner oroccupants.

WASTE LINES:CONDITION: Appears serviceable with adequate drainage rate, Lines not fully visible, Damage/Defects noted: at East main sewerpipe, cracked split/ leaking moisture. Needs prompt repair.

HEATING - AIR CONDITIONINGHEATING SYSTEM CONDITION:SECONDARY UNIT CONDITION: Ill fitting access panels are noted due to striped bolts. This allows the safety switch to toggle on an off, possiblycausing the short cycle. Unit stopped operating during test. Unit not installed on a drain pan to contain anycondensate leakage.Vent pipe not mated properly in cabinet causing a condensate leak and corrosion inside cabinet.Unit is noisy during operation due to method of ducting return air.

BURNERS/HEAT EXCHANGERS SECONDARY UNIT: The burner fired intermitnetly when the thermostat called for heat. This "short cycling" is not normal operation andmay be due to door panels vibrating loose.

ADDITIONAL UNITS CONDITION: System operates but provides minimal heat, only 90 degrees at vent. Thermostat set to 80 degrees but only heating at

65 degrees. Thsi 15 degree disparity may be a thermostat problem but is more likely due to marginal performance ofthe system. System may be undersized or water heater failing. No backflow prevention valve between potable watersupply and water heater.

BOILER/RADIANT SYSTEM CONDTION Boiler systems are very robust and provide even draft free heat. The boilers them selves have a considerable servicelife as do the other components, pumps, valves and fittings, when the system is properly maintained. Annualmaintenance of the system, testing and correcting the water chemistry is recommended to assure long life of thesystem. Periodic bleeding of the water level and keeping the steam trap clean is required. System operate properlywith the exception of :limited or no function of radiators @ top floor, master bedroom, kitchen , center parlor, someinoperative or shut off, valves not operational. All these area appeared to have an alternate method of heat.

COMBUSTION AIR: Could be Inadequate combustion air if doors closed to furnace room. This may affect the safe operation of the gasappliances and should be corrected.

VENTING: Inadequate vent pipe clearance to combustibles and vent located in living space creating a safety concern andpotential damage to vent piping.

NORMAL CONTROLS: Appear serviceable for steam and forced air systems, but off by 15 degrees for hot water heater system.

GENERAL SUGGESTIONS: Questar Gas "green sticker" not present on any gas appliances.Based upon the finding noted above a full system review is recommended by a qualified HVAC contractor. Suggestcleaning/servicing blower motor, pilot light, vent system and burners.

AIR CONDITIONING:SYSTEM CONDITION: The compressor is not level. Recommend leveling for best performance. Loose wiring at compressor.

ELECTRICAL SYSTEMSERVICE:TYPE AND CONDITION: Underground, 110/220 Volt, 200 Amps service rating, Appears serviceable,Damage/Defects noted: The mast head is loose at rear and needs repair.

The main circuit breaker is wired to the patio panel and the branch circuit panel. This is a double tap condtion that isnon conforming to the electrical code.

ELECTRICAL PANELS:Inspector Notes: Circuit and wire sizing correct so far as visible. Grounding system is present. Multiple wires are connected to a singlelug on a circuit breaker where only one wire should be connected. Panel cover doesn't fit well due to mis-matched

breakers.

SUB PANEL #1 Inspector Notes: Circuit and wire sizing correct so far as visible.Grounding system is present.Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected.

SUB PANEL #2 Inspector Notes: Circuit and wire sizing correct so far as visible. Grounding system is present. Multiple wires are connected to a singlelug on a circuit breaker where only one wire should be connected.

There were some other concerns noted in the report that may present a "Safety Hazard". These items should be corrected toassure the safety of the occupants. This list should, in no way ,be construed as an exhaustive inspection to identify allpotential hazards. The items listed in the sections above may also present safety issues, but will not be listed again in thissection as solely a safety issue.

INTERIORBASEMENT/CRAWL SPACE:BASEMENT EXTERIOR ENTRY Basement door entryway is constructed without a proper drain, There is no cover or roof structure over the basemententry. No handrails at stairs improper guard rail consistent with age.

STAIRS & HANDRAILS:CONDITION: There are no handrail(s), At 2nd floor stairwell to attic.

SMOKE / FIRE DETECTOR:COMMENTS: Recommend maintenance of smoke detectors on all levels of the home. This typically involves cleaning the units andchanging the batteries.Recommend installation of Carbon monoxide detectors in the area of the gas appliances and on all levels of the

home.

BATHROOMSBATHROOM AREA:ELECTRICAL: There is no outlet in the bath. Recommend installation of a grounded GFI outlet.

BATHROOM AREA:ELECTRICAL: The outlet in the bath area is not a GFI (ground Fault Interrupter) type. Recommend installation of a GFI outlet.

PLUMBINGWATER HEATER:CONDITION: Appears serviceable, however the following observations were noted; Questar gas "green sticker" not present.Recommend addition of a strap to secure water heater from tipping over in the event of an earthquake.

WATER HEATER #2:CONDITION: Providing heat for kitchen area of home. Appears serviceable but was at hottest setting and provided only minimalheat. See heating system notes. Other observations were noted; Questar gas "green sticker" not present.Recommend addition of a strap to secure water heater from tipping over in the event of an earthquake.

HEATING - AIR CONDITIONINGHEATING SYSTEM CONDITION:AIR PLENUM/DUCTWORK: Appears serviceable but limited testing as furnace short cycled. The original boiler piping exists and may have asbestos sealing tape and/or insulation. Recommend to test for thepresence of asbestos and determine course of remediation action based upon test result. There is no functioning heat source in the main floor 1/2 bath.

Often times during the course of inspection, an observation raises questions that can not be fully understood within the scopeof the inspection. These issues are "Refer to Seller" or "Refer to HOA" (homeowners association) the seller or the sellersdisclosure statement may shed more light on the observation. It is reccomend ed that additional information be requested fromthe seller for each item noted below and, if necessary, additional testing and inspection be undertaken prior to the close ofescrow/completion of the purchase

INTERIORINTERIOR WALLS:MATERIAL & CONDITION: Drywall, Plaster, textured Wall covering, General condition appears serviceable, Repairs noted at SW dormer in attic; past roof leak? Refer to seller for any additional information or historyconcerning this observation. Damage/holes in walls due to utility work at various locations,in attic second floor and at electrical panels.

HEATING - AIR CONDITIONINGAIR CONDITIONING:TYPE: Central system but only in areas of home with duct work; top floors.

Outside air temperature was below 65 degrees. Unable to test system at this time. Refer to sellers disclosure for anyA/C unit problems,

Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding the inspectionreport or the home, please feel free to call us.

Sincerely,

OLDHOME INSPECTION SERVICES LLC.

Patrick Milne

enclosure

Report IndexINSPECTION CONDITIONS 1GROUNDS 5GARAGE - CARPORT 9ROOF SYSTEM 11EXTERIOR - FOUNDATION - 14INTERIOR 17BATHROOMS 23KITCHEN - APPLIANCES - LAUNDRY 28PLUMBING 30HEATING - AIR CONDITIONING 33ELECTRICAL SYSTEM 39

Old HomeInspection

Services LLC.


84103(801) 244-4547

[email protected]

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INSPECTION CONDITIONS

CLIENT & SITE INFORMATION:DATE OFINSPECTION:

February 13, 2007.

TIME OFINSPECTION:

09:00 AM.

CLIENT NAME:MrJohn Q Public.

INSPECTIONSITE:

Downtown.

INSPECTIONSITE CITY/STATE/ZIP:

Salt Lake City,

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CLIMATIC CONDITIONS:WEATHER:

Clear.

SOILCONDITIONS:

Damp.

APPROXIMATEOUTSIDETEMPERATUREin F:

40-50.

BUILDING CHARACTERISTICS:MAIN ENTRYFACES:

South.

ESTIMATED AGEOF HOUSE:

110.

BUILDING TYPE:1 family, Victorian, The home has many of the original architectural detailsintact.

STORIES:3.

SPACE BELOWGRADE:

Basement.

UTILITY SERVICES:WATER SOURCE:

Public.

SEWAGEDISPOSAL:

Public.

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UTILITIESSTATUS:

All utilities on.

OTHER INFORMATION:AREA:

City.

HOUSEOCCUPIED?

No.

CLIENTPRESENT:

No.

PAYMENT INFORMATION:TOTAL FEE:

500.

PAID BY:Check.

SCOPE OF INSPECTIONIt is Old home inspection services intent to provide a comprehensive visual inspection of the property to assistthe home buyer in assessing the condition of the home. This inspection service is a visual inspection ofaccessible areas of the property to determine condition and identify any major deficiencies that exist at the timeof inspection. The inspection covers the major systems of the home as noted in the American Society of HomeInspectors "Standards of Practice". This document can be found at http://www.ashi.org/inspectors/standards/standards.asp.

Significant effort is made to identify any underlying defects with the property based upon the visual inspection inaccordance with this document. This report is intended only as a general guide to help the client make his ownevaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor makeany representation as to the advisability of purchase. The report expresses the personal opinions of theinspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. Theinspection and report are not intended to be technically exhaustive where every possible defect was discovered.Minor deficiencies that would be considered normal wear may not be identified.

This is a visual inspection of the property with inherent limitations as described in the service agreement providedprior to the inspection. Please refer to that document for the specific limitations

RATING METHODOLOGYAll properties will have minor or cosmetic defects that will not be noted in this report. A significant or majorfinding can be expected to cost $1000 or more to remedy. Cosmetic items must be judged by the individualproperty owner as to their acceptably. On older homes less attention and reporting will be made on cosmetic

www.ashi.org/inspectors/standards/

http://www.ashi.org/inspectors/standards/

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issues and minor defects such as stuck windows, plaster cracks or lack of electrical outlets as these items areconsistent with the age and construction methods in use at that period in time. Homes that are considered in 'AsIs" condition will be reviewed for major concerns with the overall systems and structure and less attention andreporting will be given to cosmetic issues where entire rooms such as the kitchen or bath(s) need majorrenovation. Specific inspection elements that have a high failure rate, where they may fail, leak or haveprogramming disrupted due to testing, may not be evaluated. These items may include water main or plumbingvalves, irrigation systems, landscape lighting, de-icing systems, driveway boilers, spa pumps and blowers. Visualinspections will be performed as applicable and noted in the report

The primary purpose of this inspection report is to provide an understanding of the property under consideration.All homes will have minor or cosmetic defects that may not be noted in this report. As noted above a significantor major finding can be expected to cost $1000 or more to remedy. Cosmetic items must be judged by theindividual property owner as to their acceptably.

The following definitions may be helpful in your understanding of this report:

Serviceable:•Normal wear and tear is observed, but the inspection element isperforming as expected. Normal maintenance may be required.

Repair and Maintenance: •An element with this rating has some deficienciesthat will need attention. The system or component may have failed or will in thefuture but repair should be less than a major concern. Most elements in thisrating are consistent with normal wear and tear based upon past owners upkeepand the age of the home.

Major concern •A element with a this rating may be considered in one or all ofthe categories as noted: The element may be nearing the end of it's expectedlife, the element may have considerable conforming and non-conforming repairs,the element or system longer functions as intended, the element or system onlyworks on a sporadic basis, the element or system has failed or is expected tofail in the near future.

Safety•Only obvious safety related items are noted as this inspection is not anexhaustive inspection for all potential safety hazards in the home. Some majorconcerns may also be safety issues but will only be noted in the major concernarea. It the decision of the buyers/seller to identify what element noted shouldbe corrected.

REPAIRS TO THE PROPERTYShould repairs be undertaken to remedy any inspection findings only licensed tradesmen should be used. It isrecommended that the buyer request detailed invoices of the specific services, repairs and parts provided by thetradesman. If any regulatory building permits are required, this documentation should also be requested. Thispaperwork should clearly define what repairs were completed and any warranties that may apply.

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GROUNDSThis inspection is not intended to address or include any geological conditions or site stability information. Forinformation concerning these conditions, a geologist or soils engineer should be consulted. Any reference tograde is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. Thisinspection is visual in nature and does not attempt to determine drainage performance of the site or the conditionof any underground piping, including municipal water and sewer service piping or septic systems. We routinelyrecommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.

DRIVEWAY:CONDITION:

Appears serviceable.

SIDEWALKS:TYPE:

Concrete.

CONDITION:Cracks noted are major, Surface raised/settled, Portions missing.

LANDSCAPING:CONDITION:

Maintained.

RETAINING WALLS:TYPE:

brick at basement entry.

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CONDITION:

Displacement/Cracks major, Reccomend to monitor for any further movementand make repairs as needed.

GRADING:SITE:

Flat site, Grade at foundation appears serviceable.

PATIO:TYPE:

Concrete.

CONDITION:Cracks noted - major, Surface raised/settled with adjacent structure; old brickgarage that is sinking.

FRONT PORCHTYPE/LOCATION:

Open design.

Bulging retaining wall

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CONDITION:

Deterioration noted to much of stonework from weathering/age. Appears largelycosmetic presently but will degrade structure over time. Repair /restorationneeded.

REAR PORCH/PATIO/PORCH COVER:TYPE/LOCATION:

Side porch, Open design, Same as structure,

degraded stone work

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CONDITION:

Appears serviceable, Soil and wood contact observed which can be a path forwood destroying pests. Reccomend correction of this condition and/or furtherreview with pest control company.

EXTERIOR STAIRS/STOOPS:CONDITION:

Appears serviceable, but degrading with age, refer to front porch notes.

wood soil contact

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GARAGE - CARPORTTYPE:

LOCATION:Detached shed.

ROOF:CONDITION:


FLOOR/WALLS:CONDITION:

Locked no entry, exterior needs minor repair.

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MISCELLANEOUS:

The electrical service wire to the garage is non-conforming, The supply cable isnot rated for outdoor use and will breakdown from the elements. The supplycable has improper attachments to the structure and no strain relief. Wire wasnot connected to supply at shed. Shed may not have power.

improper service wire

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ROOF SYSTEMThe foregoing is an opinion of the general quality and condition of the roofing material. The inspector does notoffer a warranty as to whether the roof leaks or may be subject to future leakage. This report is issued inconsideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is toobserve it during a prolonged rainfall. Many times, this situation is not present during the inspection. On manyolder homes where multiple layers of roofing exist, or generations of re-roofing have occurred, past water stainsand evidence of leakage will be present. There is no method to determine when that leakage occurred if notdamp at time of inspection.

ROOF:STYLE:

Gable with curved turret sections.

TYPE:Metal, Wood shingles.

ROOF ACCESS:Unable to fully access due to height/pitch/type, Viewed from roof edge onladder, Viewed from ground with binoculars and adjacent buildings.

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ROOF COVERINGSTATUS:

Appears serviceable/within useful life, Localized damage/Deterioration noted,repairs recommended. The cedar shingles are a robust covering material thatrequires periodic maintenance for best service life. Refer towww.cedarbereau.org for maintenance recommendations. There is organicmaterial in the valleys. Reccomend cleaning for longer roof file.

Shingle damage/gutter/valley debris

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EXPOSED FLASHINGS/VENTS:TYPE ANDCONDITION:

Metal, Appears serviceable, Rusty flashing is noted at rear dormer valley. Pastrepairs noted,periodic repairs may be required.

GUTTERS & DOWNSPOUTS:TYPE &CONDITION:

Full gutters, lead/tin casement type, Debris in gutters, Gutter at front turret andrear is sloped improperly and holding water- may be prone to leaks. Thesestypes of gutters need to be free to drain so they do not leak and damage thetrim work or brick.

Past repairs

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EXTERIOR - FOUNDATION -Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection.Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks arepresent along with bowing, we routinely recommend further evaluation be made by a qualified structuralengineer. All exterior grades should allow for surface and roof water to flow away from the foundation. Allconcrete floor slabs experience some degree of cracking due to shrinkage in the drying process. Floor coveringsover concrete floors prevent recognition of cracks or settlement of the concrete.

Stucco surfaces require specific details of construction to be followed to in order to assure that no moisture willpenetrated the surface where it could damage the substrate. A visual inspection such as this can not detectmoisture in the substrate or in the panels. If any concerns exist with the stucco finish, a more invasive testingprocedure by qualified moisture inspection firm should be complete by the buyer prior to closing of the sale.Invasive inspection of stucco is not part of this inspection.

FOUNDATION:FOUNDATIONMATERIALS:

Stone.

FOUNDATIONCONDITION:

Appears serviceable minor typical cracks noted, Significant exterior surfaceflaking of stone, cosmetic in nature. Repair/restoration needed.

WALLS:MATERIAL:

Brick.

CONSTRUCTION:The walls appear to be un-reinforced masonry of triple wythe construction (3layers of brick)

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CONDITION:

Cracks noted are typical, Damaged brick on west side from birds and/ormoisture from leaking gutters. May need re-pointing/repair in future.

Damaged brick/stone/ debris/water ingutter

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TRIM:MATERIAL:

Wood with stone sills/lentils. Wood surfaces okay generally with areas needingrepair/paint. Deterioration of many stone sills consistent with age, repair andwater proofing recommended.

CONDITION:Wood areas appear serviceable.

EAVES/SOFFIT/FASCIAMATERIAL:

Milled tongue and groove planks referred to as "beadboard".

CONDITION:Appears serviceable.

CHIMNEY:MATERIAL:

Unlined masonry.

CONDITION:Appears serviceable, some have spalled bricks consistent with age.

weathering stone work

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INTERIORThe condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the generalcondition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies areconsidered normal wear and tear and are not reported. Determining the source of odors or like conditions is nota part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floorsunderlying floor coverings is not inspected. Determining the condition of insulated glass windows is not alwayspossible due to temperature, weather and lighting conditions. Check with owners for further information. Allfireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed.Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

DOORS:MAIN ENTRYDOOR:


OTHEREXTERIORDOORS:

Standard side/rear door, Appears serviceable.

INTERIORDOORS:

Appears serviceable, Entry to parlor pocket door sticky.

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ATTICACCESSIBILITYAND CONDITION:

Attic is full size, Past fire damage noted to structure. Old ducting existindicating some plans for additional living space.

INSULATIONTYPE ANDCONDITION:

Fiberglass batts, Appears serviceable, no insulation over rear of home ( kitchen/servants room) Recommend additional insulation in this attic area.

DEPTH AND R-FACTOR:

R-19.

ROOFSTRUCTURECONDTION

The roof structure appears serviceable. The roof structure is constructed withRafters, Covered with planks or "skip"sheeting.

fire damage

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WINDOWS:TYPE &CONDITION:

Wood frames/sash, Single hung, Damaged/broken sash cords, ropes, or balances viewed.Some windows are hard to operate or painted closed, consistent with age of thehome. Not all windows would operate for inspection due to the age and condition.Recommend repair of at least one window in each room for emergency escape.

The basement window wells are close to the exterior patio or walkways.Recommend installation of safety grates over the window wells.Some basement windows not secure.

Recommedn safety grate

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INTERIOR WALLS:MATERIAL &CONDITION:

Drywall, Plaster, textured Wall covering, General condition appearsserviceable, Repairs noted at SW dormer in attic; past roof leak? Refer to seller for anyadditional information or history concerning this observation. Damage/holes in walls due to utility work at various locations,in attic secondfloor and at electrical panels.

CEILINGS:TYPE &CONDITION:

Drywall, Plaster, General condition appears serviceable, Damage noted at Swdormer. Typical cracks noted otherwise.

FLOORS:TYPE &CONDITION:

Carpet, Wood, General condition appears serviceable.

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FLOORSTRUCTURE:

The floor system is constructed with 2x 10 wood joists on 16" centers, sheetedwith wood plank dimensional lumber. The visible areas of the floor structureappear serviceable, The vertical supports in SW crawl space may need improvement as they aretilted and in proximity to the soil. This observation is consistent with age of theproperty.

BASEMENT/CRAWL SPACE:ACCESSIBILITY:

Basement is only partially accessible- Basement is unfinished.

BASEMENTEXTERIORENTRY

Basement door entryway is constructed without a proper drain, There is nocover or roof structure over the basement entry. No handrails at stairs improperguard rail consistent with age.

CRAWL SPACE/BASEMENTCONDITION :


BASEMENTFLOOR/CRAWLSPACEDRAINAGE:

Floor drain appears adequate, but not tested.

SLAB ON GRADE:CONDITION:

Typical cracks are noted.

STAIRS & HANDRAILS:CONDITION:

There are no handrail(s), At 2nd floor stairwell to attic.

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FIREPLACE/WOOD BURNING DEVICES:LOCATION -TYPE -CONDITION:

Location #1: front parlor , Masonry firebox, Solid fuel burning Fireplaceappeared serviceable, Reccomend repair of the fire bricks in the Fireplace. Nodamper is installed, but door intact. Location #2: main parlor ,Masonry firebox, Solid fuel burning, missing damagedfloor grate. Debris in flue, may have limited function. Location#3 Piano room. Masonry firebox, Solid fuel burning. Reccomend repairof the fire bricks in the Fireplace. Damper is operational. Damaged bottomgrating. Insert loose from fire box.Location #4 Master bed. Masonry firebox, Solid fuel burning Reccomend repairof the fire bricks in the Fireplace. No damper is installed, but door intact.Location #5: east bedroom. Masonry firebox, Solid fuel burning. Fireplaceappeared serviceable, Damper is operational. Door missing.Recommend cleaning and interior flue inspection, repair to bricks, grates beforeuse.

SMOKE / FIRE DETECTOR:COMMENTS:

Recommend maintenance of smoke detectors on all levels of the home. Thistypically involves cleaning the units and changing the batteries.Recommend installation of Carbon monoxide detectors in the area of the gasappliances and on all levels of the home.

Firepalce problems

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BATHROOMSShower pans are visually checked for leakage, but leaks often do not show except when the shower is in actualuse. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of thisinspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfectionscan allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will berequired in the future.

BATHROOM AREA:BATHLOCATION:

1/2 Bath, Hall off kitchen.

CONDITION OFSINK:

Appears serviceable, Drain appear serviceable, Counters/cabinets appearserviceable.

CONDITION OFTOILET:

Toilet does not flush properly and appears to be shut off.

BATHVENTILATION:


ELECTRICAL:The outlet in the bath area is not a GFI (ground Fault Interrupter) type.Recommend installation of a GFI outlet.


Hall, Upstairs.

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CONDITION OFSINK:

Appears serviceable, Stained from pipe sediment.

CONDITION OFTOILET:


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TUB/SHOWERPLUMBINGFIXTURES:

Appears serviceable, Minor leakage is noted at faucet handles. Drain appearsserviceable.

TUB/SHOWERAND WALLS:

Tub and shower areas appear serviceable, Enclosure appears serviceable, Anumber of damaged/cracked tiles noted on walls floors.

BATHVENTILATION:

None or inadequate ventilation noted. Window is not operational.

ELECTRICAL:There is no outlet in the bath. Recommend installation of a grounded GFI outlet.


Hall, Upstairs NE.

Leak at fixture

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CONDITION OFSINK:

Appears serviceable, Drain appear serviceable.

CONDITION OFTOILET:

Toilet does not flush properly and needs repair. Runs constantly, shut of valvenot working.

TUB/SHOWERPLUMBINGFIXTURES:

Leakage is noted at faucet handles. Corrosion/Damage noted at faucet area. Notub spout. Drain appears serviceable, Shower head appears serviceable.

TUB/SHOWERAND WALLS:

Tub and shower areas appear serviceable, Enclosure appears serviceable.

BATHVENTILATION:


ELECTRICAL:The outlet in the bath area is not a GFI (ground Fault Interrupter) type.Recommend installation of a GFI outlet.

Leak and corrosion stains

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top floor Partially roughed in. No inspection possible.

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KITCHEN - APPLIANCES - LAUNDRYInspection of refrigerators, trash compactors, stand alone freezers and built-in ice makers are outside the scopeof the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuouscleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not testedduring this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected,as they require connection to facilitate testing. The laundry drain and/or floor drains are not tested as thewashing machines are not tested. These drains can not be tested as there is often no water source, or the drainsare not visible due to storage or appliances. Testing of such drain that prove to be inoperative can cause waterdamage to the property and liability to the inspector. It is recommended that the seller to demonstrate properoperation.

KITCHEN SINK:TYPE ANDCONDITION:

Porcelain, Appears serviceable.

RANGE/COOK TOP AND OVEN:TYPE/CONDITION:

Gas, Electric ignition, Separate cook top, Built in range, Wall Oven, Appearsserviceable.

VENTILATION:TYPE ANDCONDITION:

No fan/hood present.

REFRIGERATOR:TYPE ANDCONDITION:

Electric, Refrigerator appears serviceable.

DISHWASHER:CONDITION:


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GARBAGE DISPOSAL:CONDITION:


INTERIOR COMPONENTS:COUNTERS ANDCABINETS:

Counters are Formica (plastic laminate), Appear serviceable.

WALLS/CEILINGS/FLOORS:

Walls and ceilings appear serviceable, Floor covering wood, Appearsserviceable.

WINDOWS/DOORS:

Window(s) Inoperable.

SWITCHES/FIXTURES/OUTLETS:

Appear serviceable.

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooringhidden by them cannot be judged.

LAUNDRY:LOCATION:

Basement.

CONDITION:Plumbing appears serviceable.Electrical outlet is grounded.220 Service-operational.Dryer venting is provided.

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PLUMBINGWater quality or hazardous materials (lead) testing is available from local testing labs. All underground pipingrelated to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion inunderground piping cannot be detected by a visual inspection. Valves that are not intended to be operated on aregular basis such as water line main shut off or washer supply shut offs valves are not operated due to the riskof leakge. Valves may leak if operated by the homeowner and not be detected at the time of inspection. Lowwater pressure can be a result of a partially closed main valve. The laundry drain and/or floor drains are not tested. These drains can not be tested as there is often no watersource, or the drains are not visible due to storage or appliances.Testing of such drain that prove to beinoperative can cause water damage to the property and liability to the inspector. It is recommended that theseller to demonstrate proper operation.Most large gas appliances, including gas fireplaces, should have a "green sticker" indicating proper adjustment tothe natural gas supply that will be introduced to the system in the coming years. Refer to Gas suppliers website,www.questargas.com, for pertinent information and applicability for the specific appliance in question.

MAIN LINE:MATERIALENTERING HOME(STREET LINE):

Copper piping.

MATERIALINSIDE HOME:

Galvanized piping.

CONDITION:Appears serviceable, Water shut off is located, at the south wall/crawlspace ofthe house. Main line is 3/4 inch diameter, Water pressure appears adequate.

SUPPLY LINES:MATERIAL:

Combination of materials: Copper piping, Galvanized piping.

CONDITION:Appears serviceable, Only limited viewing of supply lines was possible,Minor corrosion is noted due to the dis-similar materials and/or the lack ofisolation fittings. No leaks observed at time of inspection.Recommend tomonitor for future leakage. A combination of piping materials such as this can promote corrosion andrestriction of flow in the lines over time. While this flow may be adequate at thetime of inspection, it may not be satisfactory to the individual home owner oroccupants.

www.questargas.com,

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WASTE LINES:MATERIAL:

Cast Iron, Galvanized, Plastic.

CONDITION:

Appears serviceable with adequate drainage rate, Lines not fully visible,Damage/Defects noted: at East main sewer pipe, cracked split/ leakingmoisture. Needs prompt repair.

VENTINGThe venting appears serviceable.

DRAIN LINECLEANOUTS

The drain line clean outs appeared adequate.

crack leaking pipe

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WATER HEATER:TYPE:

Gas.

SIZE:40 Gallons.

LOCATION:Basement.

CONDITION:Appears serviceable, however the following observations were noted; Questargas "green sticker" not present.Recommend addition of a strap to secure water heater from tipping over in theevent of an earthquake.

WATER HEATER #2:TYPE:

Gas.

SIZE:40 Gallons.

LOCATION:Basement.

CONDITION:Providing heat for kitchen area of home. Appears serviceable but was at hottestsetting and provided only minimal heat. See heating system notes. Otherobservations were noted; Questar gas "green sticker" not present.Recommend addition of a strap to secure water heater from tipping over in theevent of an earthquake.

FUEL SYSTEM:METER/TANKLOCATION-CONDITION:

Meter located at exterior, System appears serviceable.

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HEATING - AIR CONDITIONINGThe inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this canonly be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designedin such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.NOTE: the expected service life of a forced air furnace is 20 years. All units over 20 yrs should have a completeinternal inspection by a licensed Heating contractor. This type of inspection requires some disassembly to beperformed to access internal components and is beyond the scope of this inspectionNOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestoscan ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Electronic air cleaners and humidifiers are beyond the scope of this inspection. Humidifiers are observed forleakage and overflow if they have an active water supply.Most large gas appliances should have a "Green Sticker" indicating proper adjustment to the natural gas supplythat will be introduced to the distribution system in the coming years. Refer to the gas suppliers web site,www.questargas.com for pertinent information and the applicability for the specific appliance in question.

HEATING SYSTEM DESCRIPTION:LOCATION OFPRIMARY UNIT:

Basement.

SYSTEM TYPE:Steam boiler, Radiant heat serving all original radiators on original pipingcircuits.

FUEL TYPE ANDNOTES:

Natural Gas.

CAPACITY OFUNIT:

200 K BTU.

APPROXIMATEAGE IN YEARS:

10-15 yrs.

SECONDARYHEATINGSYSTEM:

Forced Air high efficiency with A/C serving attic and 2nd floor.

www.questargas.com

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ADDITIONALHEATINGSYSTEMS:

Forced hot water from 2nd water heater to ducted heat exchanger servingkitchen area.

HEATING SYSTEM CONDITION:PRIMARY UNITCONDITION:

Appears operational.

BURNERS/HEATEXCHANGERSPRIMARY UNIT:

Burner Flame(s) appear typical.

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SECONDARYUNIT CONDITION:

Ill fitting access panels are noted due to striped bolts. This allows the safetyswitch to toggle on an off, possibly causing the short cycle. Unit stoppedoperating during test. Unit not installed on a drain pan to contain anycondensate leakage.Vent pipe not mated properly in cabinet causing a condensate leak andcorrosion inside cabinet.Unit is noisy during operation due to method of ducting return air.

BURNERS/HEATEXCHANGERSSECONDARYUNIT:

The burner fired intermitnetly when the thermostat called for heat. This "shortcycling" is not normal operation and may be due to door panels vibrating loose.

BLOWER/ FANSECONDARYUNIT:

Appears Serviceable.

ADDITIONALUNITSCONDITION:

System operates but provides minimal heat, only 90 degrees at vent.Thermostat set to 80 degrees but only heating at 65 degrees. Thsi 15 degreedisparity may be a thermostat problem but is more likely due to marginalperformance of the system. System may be undersized or water heater failing.No backflow prevention valve between potable water supply and water heater.

BOILER/RADIANTSYSTEMCONDTION

Boiler systems are very robust and provide even draft free heat. The boilersthem selves have a considerable service life as do the other components,pumps, valves and fittings, when the system is properly maintained. Annualmaintenance of the system, testing and correcting the water chemistry isrecommended to assure long life of the system. Periodic bleeding of the waterlevel and keeping the steam trap clean is required. System operate properlywith the exception of :limited or no function of radiators @ top floor, masterbedroom, kitchen , center parlor, some inoperative or shut off, valves not

poor vent conection/leaking condensate

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operational. All these area appeared to have an alternate method of heat.

COMBUSTIONAIR:

Could be Inadequate combustion air if doors closed to furnace room. This mayaffect the safe operation of the gas appliances and should be corrected.

VENTING:

Inadequate vent pipe clearance to combustibles and vent located in livingspace creating a safety concern and potential damage to vent piping.

AIR PLENUM/DUCTWORK:

Appears serviceable but limited testing as furnace short cycled. The original boiler piping exists and may have asbestos sealing tape and/orinsulation. Recommend to test for the presence of asbestos and determinecourse of remediation action based upon test result. There is no functioning heat source in the main floor 1/2 bath.

AIR FILTERS:Appear serviceable.

NORMALCONTROLS:

Appear serviceable for steam and forced air systems, but off by 15 degrees forhot water heater system.

GENERALSUGGESTIONS:

Questar Gas "green sticker" not present on any gas appliances.Based upon the finding noted above a full system review is recommended by aqualified HVAC contractor. Suggest cleaning/servicing blower motor, pilot light,vent system and burners.

Vent clearnce

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AIR CONDITIONING:TYPE:

Central system but only in areas of home with duct work; top floors.Outside air temperature was below 65 degrees. Unable to test system at thistime. Refer to sellers disclosure for any A/C unit problems,

POWERSOURCE:

220 Volt, Electrical disconnect present.

COMPRESSORAGE IN YEARS:

5-10.

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SYSTEMCONDITION:

The compressor is not level. Recommend leveling for best performance. Loosewiring at compressor.

CONDENSATELINE:

Condensate line installed.

AUXILIARY EQUIPMENT:WHOLE HOUSEATTIC FAN:

The fan could not be tested due to cold temperature.

Loose wiring

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ELECTRICAL SYSTEMInoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the

inspection, due to time constraints. Home sound and entertainment systems, security systems or surveillancesystems are not within the scope of this inspection and not tested.

SERVICE:TYPE ANDCONDITION:

Underground, 110/220 Volt, 200 Amps service rating, Appears serviceable,Damage/Defects noted: The mast head is loose at rear and needs repair. The main circuit breaker is wired to the patio panel and the branch circuit panel.This is a double tap condtion that is non conforming to the electrical code.

ELECTRICAL PANELS:MAIN PANELLOCATION ANDNOTES:

Basement.

Double tap

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Inspector Notes:

Circuit and wire sizing correct so far as visible. Grounding system is present.Multiple wires are connected to a single lug on a circuit breaker where only onewire should be connected. Panel cover doesn't fit well due to mis-matchedbreakers.

# OF 11O VOLTCIRCUITS:

23.

# OF 220 VOLTCIRCUITS:

4.

SUB PANEL #1LOCATION:

2nd floor closet.

SUB PANEL #1Inspector Notes:

Circuit and wire sizing correct so far as visible.Grounding system is present.Multiple wires are connected to a single lug on a circuit breaker where only onewire should be connected.

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# OF 11O VOLTCIRCUITS:

10.

# OF 220 VOLTCIRCUITS:

0.


Attic.

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Circuit and wire sizing correct so far as visible. Grounding system is present.Multiple wires are connected to a single lug on a circuit breaker where only onewire should be connected.


Patio.


Circuit and wire sizing correct so far as visible.Grounding system is present.

CONDUCTORS:ENTRANCECABLES:

Aluminum in non metallic sheathed cable

Double taps

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BRANCHWIRING:

Copper conductors in non metallic sheathed cable, Cloth Cable wiring in use,Knob and Tube wiring in use, Appears serviceable,Open junction boxes are noted in attic and open wall cavity on 3rd floorbathroom.Portions of the original "Knob and Tube" wiring exist in the home. This type ofwiring is commonly found in older homes and performed adequately for low loadpurposes such as lighting and small appliances. This wiring can be overloadeddue to today's higher load appliances and use. This system can be consideredunsafe if the wire runs have been damaged or disturbed and buried incombustibles such as insulation. Complete inspection of all wire runs is notpossible and portions of the "Knob and Tube" may be buried in the insulation.Reccomend review with electrician for full assessment of this wiring systemwiring.Exposed non metallic cables runs observed that could be damaged in upstairsclosets. All exposed cable runs should be in a conduit of otherwise protectedfrom the elements and/or physical damage.

SWITCHES & OUTLETS:CONDITION:

A representative sampling of switches and outlets was tested. As a whole,outlets and switches throughout the house are in serviceable condition.Ground Fault Circuit Interrupter (GFCI) outlets are recommended for installationat exterior, garage, bath rooms & kitchen outlets.Many of the outlets in the home are not grounded which is consistent with theage of the home. Some areas of the home have been re-wired with groundedcircuits but many of the original two wire circuits exist. If greater fault protectionis required GFI (ground fault interrupter) outlets can be installed at specificlocations.Limited electrical outlets noted consistent with the age of the home.Mystery switches noted in kitchen 1/2 bath with unknown function. These maybe switching wall outlets, a vestige of an older system or be defective. Refer toseller for function of switches.

exposed cable/open junction box

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