sample inspection report...the rear hose faucet was frozen at the time of the inspection. this...

Home Inspection Report

Address City, State

Prepared for: Client

Prepared by: Bright Side Home Inspection, LLCP.O. Box 882Charleston, WV 25323

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection. Any recommendations for further evaluation of a component should be performed prior to closing by a qualified licensed contractor.

Acceptable The item is functional and capable of being used. Some acceptable items may, however, show wear and tear and/or be nearing the end of their useful life. Some acceptable items may be recommended for improvement.

Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of

inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. Some items may be

functional but are listed defective because of safety concerns.

General Information

Property Information

Property Address Your Street City City State State Zip 23231

Client Information

Client Name Your Name Client Address Your Address City Your City State Zip 25143 Phone Phone # Fax E-Mail email

Inspection Company

Inspector Name Greg Jenkins Company Name Bright Side Home Inspection, LLC Company Address P.O. Box 882 City Charleston State WV Zip 25323 Phone 304-389-6953 Fax E-Mail [email protected] File Number 12009

Conditions

Others Present Buyer Property Occupied Yes Estimated Age Built in 1983 Entrance Faces North Inspection Date 01/20/2009 Start Time 8:45 am End Time 12:50 pm Electric On Yes Gas/Oil On Not Applicable Water On Yes Temperature 16 degrees at start Weather Cloudy, Snow Soil Conditions Wet, Frozen Space Below Grade Crawl Space Building Type Single family Garage Attached Sewage Disposal Public How Verified Buyer Water Source City How Verified Buyer Additions/Modifications Yes Permits Obtained Unknown How Verified N/A

Bright Side Home Inspection, LLCSample Inspection Report

Page 1 of 25

Palm-Tech Inspector, Copyright © 1998-2008, PDmB, Inc.

Lots and GroundsBSHI LLC does not inspect for geological or soil conditions. BSHI Inspectors are not tree experts and can not comment on the health of trees nor can the Inspector conclusively indicate whether or not roots from vegetation are causing or will cause structural problems.

1. Acceptable Walks: Concrete 2. Defective Steps/Stoops: Treated Wood- Rear Deck - Missing hand rail at lower level deck stairs. Recommend

installing handrails for safety. Some railing baluster openings are too wide on deck stairs. The large space between balusters presents a hazard for small children. Openings should be no larger than four inches. Recommend replacing or repositioning the balusters to prevent the passage of a four inch sphere object. Most baluster openings appeared acceptable however, all baluster openings should meet the four inch recommendation.

3. Not Inspected Patio: Concrete- The patio was covered with snow and the patio surface was not inspected. 4. Acceptable, Marginal Deck: Treated wood- Ledger board is not proper flashed. See notes on siding.

An improvement would be to secure the post and beam connection with lag screws or bolts. (See picture) Consult with a licensed contractor on how best to improve this connection. The connection is currently secured with deck screws. Lower Deck - Install a railing around the deck for safety.


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Lots and Grounds (Continued)

5. Acceptable Porch: Tile 6. Acceptable Vegetation: Shrubs, Trees 7. Acceptable Retaining Walls: Stone, Brick- Several broken and cracked

stones observed near mailbox.

8. Acceptable Grading: Moderate slope- Grading has a negative slope towards the front of the dwelling. There appeared to be a swale in the soil that will divert water around the house. Monitor this area during periods of rain and, if needed, make improvements in the grading.

9. Acceptable Swale: Adequate slope and depth for drainage- See notes above on Grading. 10. Not Inspected Exterior Surface Drain: Surface drain- Exterior surface drains were not tested. Keep the drains clean

and check regularly. 11. Acceptable Driveway: Concrete 12. Marginal Fences: PVC- Several broken connectors/brackets were observed.


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Exterior Surface and ComponentsIt is not possible to determine the condition of materials under siding or other coverings. Conditions inside the wall can not be judged. Determining the condition of thermopane windows is not possible due to temperature, weather and lighting variations. Check with owner for further information. Window flashing is typically not visible. The effectiveness of window and door flashing beneath siding and trim is not inspected or determined.

All Exterior Surface 1. Marginal Type: Vinyl siding, Brick veneer- Broken and/or cracked siding was observed on the rear side of the

dwelling near the heat pump and the deck. Missing siding was observed near the rear entry door. Paint stains were also observed in this area. A small gap was observed on the left side of the garage. All of these areas should be repaired. Flashing between the deck and wall structure has not been installed. The flashing should be installed when the siding is repaired. Vent cover missing on the exterior of the house. Install a cover to keep small animals out.


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Exterior Surface and Components (Continued)

2. Acceptable Trim: Aluminum, Vinyl- Some loose trim and gaps were observed around the garage door. Loose trim observed near the upper, rear left corner of the dwelling. This may be an area where small animals could nest. Most of the trim appeared in good condition.

3. Acceptable Fascia: Vinyl- Lots of nails observed in the fascia covering.

4. Acceptable Soffits: Vinyl 5. Acceptable Door Bell: Operative 6. Acceptable Entry Doors: Insulated Metal- Weather seals around entry doors need improved to prevent air leaks. 7. Acceptable Windows: vinyl 8. Acceptable Exterior Lighting: Surface mounted- Missing glass in fixture at front and rear entrance. 9. Acceptable, Marginal Exterior Electric Outlets: 120 Volts - GFCI (Ground-Fault Circuit

Interrupter) Protected- Receptacle at lower deck is disconnected.

10. Not Inspected, Marginal Hose Bibs: Frost proof- Be sure to remove hose from faucet to allow water to drain out of faucet. If the hose is left attached in freezing temperatures even a "frost free hose bib" will freeze and split open. The rear hose faucet was frozen at the time of the inspection. This faucet may leak when it thaws. This was not confirmed.


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RoofThe report is an opinion of the general quality and condition of the roofing. The inspector cannot, and does not, offer an opinion or warranty as to whether the roof has leaked in the past, leaks now, or may be subject to future leakage. The entire underside of the roof sheathing is not inspected for evidence of water leakage or damage. If the roof was walked upon, the inspector does not walk along the perimeter/edge of the roof nor does he inspect the entire perimeter of the roof. For a technically exhaustive inspection of the roof and its components, consult with a licensed roofing contractor. BSHI, LLC does not report on solar systems, antennae, and lightning arrestors.

All Roof Surface 1. Method of Inspection: Ground with binoculars 2. Acceptable Unable to Inspect: 75%- Soon after arriving at the house, it

began to snow. The roof was then covered with snow which prevented a thorough roof inspection. The roof was visually inspected from the ground with binoculars. Again, this was a very limited inspection and conditions may exist that are not documented in this report. For a technically exhaustive inspection of the roof and its components, consult with a licensed roofing contractor.

3. Acceptable, Not Inspected Material: Asphalt Fiberglass shingle- The roof shingles were lightly covered with snow therefore, the roof inspection was very limited. The shingles were not inspected for wear, broken, or missing shingles. It did not appear that any shingles were raised or curled. According to the current home owner, the roof shingles are approximately 6 years old however, this was not confirmed. The average life expectancy of an asphalt shingle roof is about 12 -20 years.

4. Type: Gable 5. Approx Age: Unknown 6. Not Inspected Flashing: Not visible- The step flashing between the main house

and the garage roof surface appeared sealed with caulk. Typically, a good installation would not require the use of caulk. Due to weather conditions this area was not closely inspected. Monitor this area.

Main Chimney


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Roof (Continued)

7. Acceptable Chimney: Brick- Water stains observed on sides of chimney. See notes on Flue/Flue Cap.

8. Not Inspected, Marginal Flue/Flue Cap: Not visible- Because of the height of the chimney and weather conditions, the chimney caps and crown could not be inspected. Water stains were observed on sides of chimney. Water may be penetrating the chimney cap and getting into the brick. As the water dries, minerals in the water remain and stain the brick. Ongoing water penetration of the chimney cap will lead to deterioration of the chimney. Recommend further evaluation and repairs (if necessary) by a licensed contractor.

9. Not Inspected, Marginal Chimney Flashing: Aluminum- Because of the height of the chimney and weather conditions, the chimney flashing could not be closely inspected. Water stains were observed on the attic framing around the chimney. I suspect the chimney flashing is leaking. See notes on Attic.

10. Acceptable Plumbing Vents: ABS- See notes on Plumbing. 11. Acceptable Electrical Mast: Surface mount 12. Acceptable Gutters: Aluminum 13. Acceptable Downspouts: Aluminum- Extending the downspouts (serving the

upper roof) to the lower gutter will prolong the life of the roof covering in these areas.

14. Not Inspected Leader/Extension: Underground drains


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Garage/Carport

Attached Garage 1. Type of Structure: Attached Car Spaces: One 2. Acceptable Garage Doors: Insulated aluminum 3. Acceptable Door Operation: Manual and automatic 4. Acceptable Door Opener: Operated and appears functional- Older garage

door opener without a safety reverse mechanism. Recommend upgrading to a modern opener with safety features. An extension cord is in use for the garage door opener. Consider installing a dedicated receptacle for the garage door opener. The garage door opener swayed slightly during operation. An improvement would be to install additional cross bracing. Refer to the manufactures installation instructions for additional information.

5. Acceptable Roof Structure: Rafter 6. Marginal Service Doors: Hollow wood- Entry door to house is not rated for fire. An improvement would be to

install a fire rated door along with a closing mechanism to prevent automobile exhaust and other noxious fumes from entering the house.

7. Acceptable Walls: Drywall- Blemishes observed. 8. Acceptable Ceiling: Drywall 9. Acceptable Floor/Foundation: Concrete

10. Marginal Hose Bibs: Rotary Valve- Valve stem leaks during while the faucet is in use. 11. Defective Electrical: 120 VAC Non-GFCI- All garage receptacles should be GFCI protected.

ElectricalBSHI, LLC does not activate electrical systems or branch circuits which are not energized.

1. Service Size Amps: 200 Volts: 120-240 2. Acceptable Service: Aluminum 3. Acceptable 110 VAC Branch Circuits: Copper 4. Acceptable 220 VAC Branch Circuits: Copper and aluminum 5. Acceptable Aluminum Wiring: Isolated circuits only. 6. Acceptable Conductor Type: Non-metallic sheathed cable 7. Acceptable GFCI: At GFCI receptacles only 8. Acceptable Ground: Rod in ground- A secondary ground wire was observed in the panel. Where it terminates was

not determined. 9. Acceptable Smoke Detectors: Present- Check batteries upon taking possession of the house. At least one smoke

detector outside of sleeping areas and a minimum of one smoke detector on each level/floor is recommended. Check dates on installed smoke detectors. Smoke detectors should be replaced after 10 years. Carbon monoxide detectors should be replaced after 7 years. Refer to the manufactures instructions for proper placement of all types of detectors. Bright Side Home Inspection does not inspect for proper placement of detectors.

Garage Electric Panel 10. Acceptable Manufacturer: Square D 11. Max Capacity: Not listed 12. Acceptable Main Breaker Size: 200 Amps 13. Acceptable Breakers: CU/AL 14. Acceptable Panel Wiring: Acceptable 15. Is the panel bonded? No - Bonding screw missing on the equipment grounding busbar. The equipment grounding bus


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Electrical (Continued)

Is the panel bonded? (continued)bar should be bonded to the enclosure (the electric panel box). This is a simple repair. Repair by a licensed electrician is recommended.

StructureNo engineering is performed during this inspection. BSHI, LLC does not perform termite inspection.

1. Acceptable Structure Type: Wood frame 2. Marginal Foundation: Block- The interior block foundation wall beneath

the rear of the garage has moved slightly inward at the top. The top of this wall is approximately 1/4 inch out beyond the center of the wall. A horizontal crack was observed in the mortar joint near the top of this same wall. No water penetration was observed in the area of this wall. This wall should be monitored for additional movement. It would be prudent to consult with a licensed contractor or engineer to understand what would be involved, including the cost, if this wall would need repaired in the future. Please note that no engineering was performed. The remainder of the foundation walls appeared acceptable. No anchor bolts or hold downs were observed within 12 inches of the corners of the foundation. The anchor bolts typically pass through the sill plate (the board on top of the foundation) and into the block foundation walls. Anchors are usually placed within 12 inches of the foundation corners (as well as other locations). The anchors brace the structure during wind or other forces. The sill plate is supposed to be bolted to the foundation walls. Most areas were blocked by insulation, however, some of the corners were accessible. It is possible that the anchors were placed in other locations that were not visible. No movement or adverse conditions in the structure were observed however, I recommend consulting with a licensed contractor regarding this matter.

3. Acceptable Beams: Built-up wood (Built on site) 4. Acceptable Bearing Walls: Frame- Some interior sag was noted in the wall structure between the living room and the

dining room. It appeared that wall cracks have been repaired in this area. The cause of this condition was not confirmed however, it may be related to normal shrinkage of the wood framing, normal wood deflection, and/or some minor crushing of the wood house beam where it is supported by the block columns in the crawl space. This condition should be monitored. If additional movement is detected or if cracks form it will be necessary to consult with a licensed contractor.

5. Acceptable Joists/Trusses: 2x10


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Structure (Continued)

6. Acceptable Piers/Posts: Block piers- The tops of the block columns are not solid (or filled with concrete). As result, the wood beam supported by the column has slightly crushed down around the top of the block column. This condition may have resulted in the interior sag mentioned above. The line diagram of a wood beam on top of a block column is is an exaggerated example of what occurs.

7. Defective Stairs/Handrails: Wood /Wood- One of the handrail rails (Two handrails are installed) serving the stairs to the second floor does not have adequate clearance from the wall to allow for proper gripping. The clearance for the other handrail is acceptable however, this handrail is loose. One railing baluster opening is too wide on these same stairs. A large space between balusters presents a hazard for small children. Openings should be no larger than four inches. Recommend replacing or repositioning the balusters to prevent the passage of a four inch sphere object. Most baluster openings appeared acceptable however, all baluster openings should meet the four inch recommendation.

8. Acceptable Subfloor: Dimensional Wood


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AtticUnless there has been recent heavy rainfall at the time of the inspection, BSHI, LLC may not be able to discover or determine if there are any active water leaks. Client acknowledges it is difficult to determine if moisture stains are the result of current or past water or moisture penetration. The entire underside of the roof sheathing is not inspected for evidence of water leakage or damage.

Main, Garage Attic 1. Method of Inspection: In the attic 2. Acceptable Unable to Inspect: 10%, 20%- Owners belongings blocked access to some areas of the attic space above

the garage. 3. Acceptable Roof Framing: 2x6 Rafter 4. Acceptable Sheathing: Plywood 5. Acceptable Ventilation: Ridge and soffit vents 6. Acceptable Insulation: Fiberglass- The main attic hatchway is not insulated. Recommend adding insulation to hatch

cover. There are several areas in the main attic where the insulation needs repositioned to provide complete coverage.

7. Marginal Insulation Depth: 6" R-19- Recommend additional insulation be installed to increase the "R" value. According to the the U.S Dept. of Energy, the attic "R" value for our region is 49.

8. Acceptable Vapor Barrier: Paper 9. Marginal Wiring/Lighting: 120 VAC- Main attic - Out of use wires observed. All electrical connections should be

properly contained in an appropriate junction box with a cover. Attic wiring is not properly secured to joist. Many wires are loose on top of the insulation. Use caution when moving about in the attic. Garage attic - Open junction boxes. All electrical connections should be properly contained in an appropriate junction box with a cover. Attic wiring is not properly secured to joist. Many wires are loose on top of the insulation. Use caution when moving about in the attic. Wires observed near the attic access. These wires should be relocated.


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Attic (Continued)

Wiring/Lighting: (continued)

10. Acceptable, Marginal Moisture Penetration: Stains noted- Attic space above the garage - Water stains observed on framing around chimney. Moisture readings taken with a moisture meter were elevated. I suspect the chimney flashing is leaking. Evaluation and repair by a licensed roofing contractor is recommended.

11. Marginal Bathroom Fan Venting: Improperly terminates in attic- Bathroom improperly vents into attic and may cause excessive moisture build up which could cause mildew, and damage to insulation and the structure. Recommend venting all moist air to the exterior.


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Crawl SpaceThe entire underside of the floor structure is not inspected. Typically there are many obstructions that prevent access to all areas.

Main Crawl Space 1. Method of Inspection: In the crawl space 2. Acceptable Unable to Inspect: 10%- See comments above. 3. Acceptable Access: Wood door 4. Acceptable Moisture Penetration: None noted- No moisture penetration was observed in the crawl space.

Recommend monitoring the crawl space during periods of rain. 5. Acceptable, Marginal Moisture Barrier: Plastic- The plastic moisture barrier

on top of the earth does not provide complete coverage. When installed properly, the plastic is very effective in preventing moisture from rising from the earth and condensing on the wood structure and causing damage and rot. Recommend repositioning the plastic or adding additional plastic to provide complete coverage.

6. Acceptable Ventilation: Vents- Maintaining proper conditions in the crawl space is very important. For additional information on crawl space venting and on creating a conditioned crawl space, refer to the following web links. http://www.buildingscienceconsulting.com/resources/foundations/conditioned_crawl.pdf http://www.raisedfloorliving.com/crawlspace.shtml

7. Acceptable Insulation: Fiberglass- Some insulation is loose and falling out of place. Recommend re-securing the insulation. Some voids in insulation. Add insulation as needed.

8. Acceptable Vapor Barrier: Paper


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http://www.buildingscienceconsulting.com/resources/foundations/conditioned_crawl.pdf

http://www.raisedfloorliving.com/crawlspace.shtml

Air ConditioningWindow and/or portable air conditioners are not inspected. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even cool air distribution of the system through the house is not part of the inspection.

Heat Pump AC System 1. Not Inspected A/C System Operation: Not tested- Due to the season, the heat pump was tested in heating mode only.

The cooling mode uses the same components in reverse cycle. The average expected life of a heat pump is approximately 14 years.

2. Acceptable Condensate Removal: PVC 3. Acceptable Exterior Unit: Goodman 4. Model Number: cplt36-1 Serial Number: 0401678377 5. Area Served: Whole Building Approximate Age: 5 years 6. Fuel Type: Electric Temperature Differential: n/a 7. Type: Heat pump Capacity: Unknown 8. Acceptable Visible Coil: Appears Serviceable 9. Acceptable Refrigerant Lines: Appears Serviceable

10. Acceptable, Defective Electrical Disconnect: present- Manufacture recommends a maximum over current device of 30 amps. A/C is connected to a 40 amp breaker (at the electric panel in the garage). Breaker should be replaced to comply with manufactures specifications.

11. Acceptable Exposed Ductwork: Metal- Be certain to keep the hvac ducts in the crawlspace insulated to prevent condensation from forming in the summer months. When warm, moist air comes in contact with the cold metal ducts the water vapor in the air turns to liquid and collects on the cold air ducts. This can create wet conditions in the crawl space.

12. Acceptable Blower Fan/Filters: Functional- Check and change filter regularly. 13. Acceptable Thermostats: Individual

Fireplace/Wood StoveWood and ashes are not moved for inspection. The ability of the flue to draw properly is not part of this inspection. Only the first two to three feet of the flu is visible by looking up past the damper. The condition of the entire length of the flu is not inspected. The Chimney Safety Institute of America (CSIA) and Bright Side Home Inspection recommend a Level 2 inspection upon the sale or transfer of a property. A Level II inspection shall include a visual inspection by video scanning or other means in order to examine the internal surfaces and joints of all flue liners incorporated within the chimney. You should contact a qualified chimney inspector to obtain a Level II inspection. I recommend that you utilize the services of a chimney sweep certified by the Chimney Safety Institute of America (CSIA).

Family Room Fireplace


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Fireplace/Wood Stove (Continued)

1. Marginal Fireplace Construction: Metal, Brick- Gaps and voids were observed around the front of the firebox. These voids should be repaired.

2. Type: Wood burning 3. Marginal Smoke Chamber: Unknown material - Heavy creosote and soot build-up. Recommend cleaning and

reinspection by a qualified chimney contractor. 4. Defective Flue: Tile- Broken tile observed. Repairs are needed before the

fireplace can be used. Heavy creosote/soot build-up. Recommend cleaning and reinspection. The Chimney Safety Institute of America (CSIA) and Bright Side Home Inspection recommend a Level 2 inspection upon the sale or transfer of a property. A Level II inspection shall include a visual inspection by video scanning or other means in order to examine the internal surfaces and joints of all flue liners incorporated within the chimney. You should contact a qualified chimney inspector to obtain a Level II inspection. I recommend that you utilize the services of a chimney sweep certified by the Chimney Safety Institute of America (CSIA).

5. Defective Damper: Metal- Damper is broken.

6. Acceptable Hearth: Raised


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Fireplace/Wood Stove (Continued)

7. The blower motor for the fireplace "heatilator" does not function.

Heating SystemBright Side Home Inspection does not inspect furnace heat exchangers as this can only be done by dismantling the unit or other technical procedures. Bright Side Home Inspection recommends that every home should have at least one Carbon Monoxide alarm that meets the requirements of the most recent Underwriters Laboratories (UL) 2034 standard or International Approval Services 6-96 standard. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not part of the inspection.

Crawl Space Heating System 1. Acceptable Heating System Operation: Operated and appears functional- The average life expectancy of an electric

furnace is 16 years. 2. Manufacturer: Goodman 3. Model Number: aruf042-00a-1 Serial Number: 0401037325 4. Type: Forced air Capacity: Unknown 5. Area Served: Whole Building Approximate Age: 5 years 6. Fuel Type: Electric 7. Acceptable Controls: Electrical disconnect 8. Acceptable Suspected Asbestos: No


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PlumbingUnderground pipes or pipes inside walls cannot be judged for sizing, leaks or corrosion. Water quality testing or testing for hazards such as lead is not part of this inspection. Safety valves and shut-off valves are not operated.(Exception: Exterior hose faucets will be tested if accessible.)

1. Acceptable Service Line: Copper 2. Defective Main Water Shutoff: Crawl space- Small leak observed at the

shut off valve.

3. Acceptable Water Lines: Copper- Most of the water lines were not visible for inspection. 4. Acceptable Drain Pipes: ABS- Most of the drain pipes were not visible for inspection. 5. Not Inspected Service Caps: Not visible 6. Defective Vent Pipes: ABS- An air admittance valve was observed in the

main attic. Sewer gas was detected in the attic. The valve is not working properly and should be repaired or replaced.

Crawl Space Water Heater 7. Acceptable Water Heater Operation: Functional at time of inspection- The average life expectancy of a hot water

tank is 8 -12 years. 8. Manufacturer: Whirlpool 9. Model Number: e2f40rd045v Serial Number: 0806t428087

10. Type: Electric Capacity: 40 Gallons 11. Approximate Age: 1 year Area Served: Whole building 12. Acceptable TPRV and Drain Tube: Copper


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BathroomDetermining whether shower pans are watertight is beyond the scope of this inspection. Spa or whirlpool bathtubs are inspected for functional water flow and drainage only.

Second Floor Hall Bathroom 1. Acceptable Ceiling: Drywall 2. Acceptable, Marginal Walls: Drywall- Damaged wall at shower rod connection.

3. Acceptable Floor: Ceramic tile 4. Acceptable Doors: Molded Panel 5. Acceptable Electrical: 120 VAC GFCI 6. Acceptable Sink/Basin: Single bowl 7. Acceptable Faucets/Traps: Two handle with PVC trap 8. Acceptable Tub/Surround: Acrylic 9. Acceptable Toilets: Porcelain

10. Acceptable HVAC Source: Register 11. Acceptable Ventilation: Electric fan Master Bathroom 12. Acceptable Ceiling: Drywall 13. Acceptable Walls: Drywall- Some minor wall blemishes observed. 14. Acceptable Floor: Tile 15. Acceptable Doors: Molded Panel 16. Acceptable Windows: Single Hung 17. Acceptable Electrical: 120 VAC GFCI 18. Acceptable Sink/Basin: Single bowl 19. Acceptable Faucets/Traps: Two handle with PVC trap 20. Marginal Tub/Surround: Fiberglass- Tub and tub walls have been painted.

Paint is peeling.

21. Acceptable Toilets: Porcelain 22. Acceptable HVAC Source: Register 23. Acceptable Ventilation: Electric fan and window First floor Bathroom 24. Acceptable Ceiling: Drywall 25. Acceptable Walls: Drywall, Wallpaper


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Bathroom (Continued)

26. Acceptable Floor: Hardwood 27. Acceptable Doors: Molded Panel 28. Acceptable Electrical: 120 VAC GFCI 29. Acceptable Sink/Basin: Single bowl 30. Acceptable Faucets/Traps: Two handle with metal trap- Some corrosion observed on the trap. Monitor this trap for

leaks. 31. Acceptable Toilets: Porcelain 32. Acceptable HVAC Source: Air exchange ventilation 33. Acceptable Ventilation: No ventilation

KitchenSelf and/or continuous cleaning operations, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved. Determining adequacy of washing and drying functions of dishwashers is not part of this inspection. Refrigerators, freezers and built-in-ice makers are not part of this inspection.

First Floor Kitchen 1. Acceptable Cooking Appliances: Operated and appears functional 2. Acceptable Ventilator: Operated and appears functional 3. Acceptable Disposal: Operated and appears functional 4. Acceptable Dishwasher: not tested- Homeowner had operated dishwasher the morning of the inspection. No evidence

of leaks observed. I did not operate the dishwasher. 5. Air Gap Present? Yes 6. Acceptable Refrigerator: Operated and appears functional- Ice and water dispenser not tested. 7. Acceptable Microwave: Operated and appears functional 8. Acceptable Sink: Dual bowl 9. Acceptable, Marginal Electrical: 120 VAC GFCI- Open junction box observed

in the cabinet beneath the sink. All electrical connections should be properly contained in an appropriate junction box with a cover.

10. Acceptable Plumbing/Fixtures: Single handle with PVC trap 11. Acceptable Counter Tops: Laminate 12. Acceptable Cabinets: Wood and wood veneer 13. Acceptable Ceiling: Drywall 14. Acceptable Walls: Drywall, Wood Paneling 15. Acceptable Floor: Composite, simulated wood 16. Acceptable Windows: Single Hung 17. Acceptable HVAC Source: Register


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Bedroom

Second Floor - all Bedroom 1. Acceptable Closet: Present 2. Acceptable Ceiling: Drywall 3. Acceptable Walls: Drywall, Wood Paneling- Master bedroom - Small crack

near door to bathroom. Small bedroom - Unfinished wall around window.

4. Acceptable Floor: Carpet 5. Acceptable Doors: Molded Panel 6. Acceptable Windows: Single Hung 7. Acceptable Electrical: 120 Volts 8. Acceptable HVAC Source: Register

Living SpaceDetermining odors or stains is not included. Floor covering damage/stains may be hidden by furniture. The condition of wood flooring below carpets is not inspected.

First Floor - all Living Space 1. Marginal Closet: Present- Exposed light bulb in closet. Keep flammable items twelve inches from bulb. An

improvement would be to add covers to the light fixtures. 2. Acceptable Ceiling: Drywall- Patched areas observed. 3. Acceptable Walls: Drywall, Wood Paneling 4. Acceptable Floor: Carpet, Stone 5. Acceptable Windows: Single Hung 6. Acceptable Electrical: 120 Volts- Living room - Light switch near the hallway does not operate anything. 7. Acceptable HVAC Source: Register


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Laundry Room/AreaWashing machines and dryers are not tested or moved during this inspection.

2nd Floor - closet Laundry Room/Area 1. Marginal Electrical: 120 Volts- Exposed light bulb in closet. Keep

flammable items twelve inches from bulb. An improvement would be to add covers to the light fixture.

2. Acceptable Washer Hose Bib: Rotary Valve- To prevent flooding, I recommend turning the water supply off when the appliance is not in use.

3. Not Inspected Washer and Dryer Electrical: Not accessible 4. Not Inspected Dryer Vent: Not accessible 5. Acceptable Washer Drain: Wall mounted drain 6. Not Present Floor Drain: None


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Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Deck: Treated wood- Ledger board is not proper flashed. See notes on siding. An improvement would be to secure the post and beam connection with lag screws or bolts. (See picture) Consult with a licensed contractor on how best to improve this connection. The connection is currently secured with deck screws. Lower Deck - Install a railing around the deck for safety.

2. Fences: PVC- Several broken connectors/brackets were observed.

Exterior Surface and Components

3. All Exterior Surface Type: Vinyl siding, Brick veneer- Broken and/or cracked siding was observed on the rear side of the dwelling near the heat pump and the deck. Missing siding was observed near the rear entry door. Paint stains were also observed in this area. A small gap was observed on the left side of the garage. All of these areas should be repaired. Flashing between the deck and wall structure has not been installed. The flashing should be installed when the siding is repaired. Vent cover missing on the exterior of the house. Install a cover to keep small animals out.

4. Exterior Electric Outlets: 120 Volts - GFCI (Ground-Fault Circuit Interrupter) Protected- Receptacle at lower deck is disconnected.

5. Hose Bibs: Frost proof- Be sure to remove hose from faucet to allow water to drain out of faucet. If the hose is left attached in freezing temperatures even a "frost free hose bib" will freeze and split open. The rear hose faucet was frozen at the time of the inspection. This faucet may leak when it thaws. This was not confirmed.

Roof

6. Main Chimney Flue/Flue Cap: Not visible- Because of the height of the chimney and weather conditions, the chimney caps and crown could not be inspected. Water stains were observed on sides of chimney. Water may be penetrating the chimney cap and getting into the brick. As the water dries, minerals in the water remain and stain the brick. Ongoing water penetration of the chimney cap will lead to deterioration of the chimney. Recommend further evaluation and repairs (if necessary) by a licensed contractor.

7. Main Chimney Chimney Flashing: Aluminum- Because of the height of the chimney and weather conditions, the chimney flashing could not be closely inspected. Water stains were observed on the attic framing around the chimney. I suspect the chimney flashing is leaking. See notes on Attic.

Garage/Carport

8. Attached Garage Service Doors: Hollow wood- Entry door to house is not rated for fire. An improvement would be to install a fire rated door along with a closing mechanism to prevent automobile exhaust and other noxious fumes from entering the house.

9. Attached Garage Hose Bibs: Rotary Valve- Valve stem leaks during while the faucet is in use.

Structure

10. Foundation: Block- The interior block foundation wall beneath the rear of the garage has moved slightly inward at the top. The top of this wall is approximately 1/4 inch out beyond the center of the wall. A horizontal crack was observed in the mortar joint near the top of this same wall. No water penetration was observed in the area of this wall. This wall should be monitored for additional movement. It would be prudent to consult with a licensed contractor or engineer to understand what would be involved, including the cost, if this wall would need repaired in the future. Please note that no engineering was performed. The remainder of the foundation walls appeared acceptable. No anchor bolts or hold downs were observed within 12 inches of the corners of the foundation. The anchor bolts


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Marginal Summary (Continued)

Foundation: (continued)typically pass through the sill plate (the board on top of the foundation) and into the block foundation walls. Anchors are usually placed within 12 inches of the foundation corners (as well as other locations). The anchors brace the structure during wind or other forces. The sill plate is supposed to be bolted to the foundation walls. Most areas were blocked by insulation, however, some of the corners were accessible. It is possible that the anchors were placed in other locations that were not visible. No movement or adverse conditions in the structure were observed however, I recommend consulting with a licensed contractor regarding this matter.

Attic

11. Main, Garage Attic Insulation Depth: 6" R-19- Recommend additional insulation be installed to increase the "R" value. According to the the U.S Dept. of Energy, the attic "R" value for our region is 49.

12. Main, Garage Attic Wiring/Lighting: 120 VAC- Main attic - Out of use wires observed. All electrical connections should be properly contained in an appropriate junction box with a cover. Attic wiring is not properly secured to joist. Many wires are loose on top of the insulation. Use caution when moving about in the attic. Garage attic - Open junction boxes. All electrical connections should be properly contained in an appropriate junction box with a cover. Attic wiring is not properly secured to joist. Many wires are loose on top of the insulation. Use caution when moving about in the attic. Wires observed near the attic access. These wires should be relocated.

13. Main, Garage Attic Moisture Penetration: Stains noted- Attic space above the garage - Water stains observed on framing around chimney. Moisture readings taken with a moisture meter were elevated. I suspect the chimney flashing is leaking. Evaluation and repair by a licensed roofing contractor is recommended.

14. Main, Garage Attic Bathroom Fan Venting: Improperly terminates in attic- Bathroom improperly vents into attic and may cause excessive moisture build up which could cause mildew, and damage to insulation and the structure. Recommend venting all moist air to the exterior.

Crawl Space

15. Main Crawl Space Moisture Barrier: Plastic- The plastic moisture barrier on top of the earth does not provide complete coverage. When installed properly, the plastic is very effective in preventing moisture from rising from the earth and condensing on the wood structure and causing damage and rot. Recommend repositioning the plastic or adding additional plastic to provide complete coverage.

Fireplace/Wood Stove

16. Family Room Fireplace Fireplace Construction: Metal, Brick- Gaps and voids were observed around the front of the firebox. These voids should be repaired.

17. Family Room Fireplace Smoke Chamber: Unknown material - Heavy creosote and soot build-up. Recommend cleaning and reinspection by a qualified chimney contractor.

Bathroom

18. Second Floor Hall Bathroom Walls: Drywall- Damaged wall at shower rod connection. 19. Master Bathroom Tub/Surround: Fiberglass- Tub and tub walls have been painted. Paint is peeling.

Kitchen

20. First Floor Kitchen Electrical: 120 VAC GFCI- Open junction box observed in the cabinet beneath the sink. All electrical connections should be properly contained in an appropriate junction box with a cover.

Living Space

21. First Floor - all Living Space Closet: Present- Exposed light bulb in closet. Keep flammable items twelve inches from bulb. An improvement would be to add covers to the light fixtures.


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Marginal Summary (Continued)Marginal Summary (Continued)

Laundry Room/Area

22. 2nd Floor - closet Laundry Room/Area Electrical: 120 Volts- Exposed light bulb in closet. Keep flammable items twelve inches from bulb. An improvement would be to add covers to the light fixture.


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Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Lots and Grounds

1. Steps/Stoops: Treated Wood- Rear Deck - Missing hand rail at lower level deck stairs. Recommend installing handrails for safety. Some railing baluster openings are too wide on deck stairs. The large space between balusters presents a hazard for small children. Openings should be no larger than four inches. Recommend replacing or repositioning the balusters to prevent the passage of a four inch sphere object. Most baluster openings appeared acceptable however, all baluster openings should meet the four inch recommendation.

Garage/Carport

2. Attached Garage Electrical: 120 VAC Non-GFCI- All garage receptacles should be GFCI protected.

Electrical

3. Garage Electric Panel Is the panel bonded? No - Bonding screw missing on the equipment grounding busbar. The equipment grounding bus bar should be bonded to the enclosure (the electric panel box). This is a simple repair. Repair by a licensed electrician is recommended.

Structure

4. Stairs/Handrails: Wood /Wood- One of the handrail rails (Two handrails are installed) serving the stairs to the second floor does not have adequate clearance from the wall to allow for proper gripping. The clearance for the other handrail is acceptable however, this handrail is loose. One railing baluster opening is too wide on these same stairs. A large space between balusters presents a hazard for small children. Openings should be no larger than four inches. Recommend replacing or repositioning the balusters to prevent the passage of a four inch sphere object. Most baluster openings appeared acceptable however, all baluster openings should meet the four inch recommendation.

Air Conditioning

5. Heat Pump AC System Electrical Disconnect: present- Manufacture recommends a maximum over current device of 30 amps. A/C is connected to a 40 amp breaker (at the electric panel in the garage). Breaker should be replaced to comply with manufactures specifications.

Fireplace/Wood Stove

6. Family Room Fireplace Flue: Tile- Broken tile observed. Repairs are needed before the fireplace can be used. Heavy creosote/soot build-up. Recommend cleaning and reinspection. The Chimney Safety Institute of America (CSIA) and Bright Side Home Inspection recommend a Level 2 inspection upon the sale or transfer of a property. A Level II inspection shall include a visual inspection by video scanning or other means in order to examine the internal surfaces and joints of all flue liners incorporated within the chimney. You should contact a qualified chimney inspector to obtain a Level II inspection. I recommend that you utilize the services of a chimney sweep certified by the Chimney Safety Institute of America (CSIA).

7. Family Room Fireplace Damper: Metal- Damper is broken. 8. The blower motor for the fireplace "heatilator" does not function.

Plumbing

9. Main Water Shutoff: Crawl space- Small leak observed at the shut off valve. 10. Vent Pipes: ABS- An air admittance valve was observed in the main attic. Sewer gas was detected in the attic. The

valve is not working properly and should be repaired or replaced.


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sample inspection report...the rear hose faucet was frozen at the time of the inspection. this...

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