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Utah Home Inspections LLC2954 S. Ledge Rock Dr. St. George Utah 84790

(435) 619-5987

© Utah Home Inspections LLC. Confidential - for client use only. Use by any unauthorized persons is prohibited.

Report: Neuman,Joe #8 Friday, March 23, 2018


Table of Contents

INSPECTION CONDITIONS 3

GROUNDS 4

EXTERIOR - FOUNDATION - BASEMENT 7

ROOF SYSTEM 7

GARAGE - CARPORT 9

PLUMBING 10

ELECTRICAL SYSTEM 12

HEATING - AIR CONDITIONING 13

INTERIOR 17

KITCHEN - APPLIANCES - LAUNDRY 18

BATH 21



INSPECTION CONDITIONSCLIENT & SITE INFORMATION:

FILE #: Neuman031218.

CLIENT NAME: Joe Neuman.

INSPECTION SITE: 2587 S 240 W.

INSPECTION SITECITY/STATE/ZIP:

Washington, Utah 84780.

DATE OF INSPECTION: 03/12/2018.

TIME OF INSPECTION: 9:00 am.

CLIMATIC CONDITIONS:WEATHER: Rain in past 24 hours, Partly Cloudy.

SOIL CONDITIONS: Wet.

APPROXIMATE OUTSIDETEMPERATURE in F:

40-50.

BUILDING CHARACTERISTICS:HOME FACES: West.

BUILDING TYPE Single family home.

STORIES: 2

SPACE BELOW GRADE: Slab on grade type construction.

UTILITY SERVICES:WATER SOURCE: Public.

SEWAGE DISPOSAL: Public.

UTILITIES PRESENT: Electricity, Gas and Water.

UTILITIES STATUS: All utilities on.

OTHER INFORMATION:AREA: Subdivision.

UNITS OCCUPIED? Yes.

GENERAL COMMENTS:INSPECTOR: Dana Darnell, This inspection reports on the conditions found on the dayof the inspection.

PAYMENT INFORMATION:TOTAL FEE: $325.00.

PAID BY: Personal or Business Check. Not yet received.

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of thehome, and is not intended to reflect the value of the premises, nor make any representation as to the advisability ofpurchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of theconditions that existed at the time of the inspection only. The inspection and report are not intended to be technicallyexhaustive, or to imply that every component was inspected, or that every possible defect was discovered. Nodisassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation wasperformed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult toinspect are excluded from the report.



Systems and conditions which are not within the scope of the building inspection include, but are not limited to:formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation,playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or undergrounddrainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity)zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any generalcomments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmentalcodes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy orperformance of the structure, its systems, or their component parts. This report does not constitute any express orimplied warranty of merchantability or fitness for use regarding the condition of the property and it should not be reliedupon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are generalestimates based on information about similar components and occasional wide variations are to be expected betweensuch estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and noinvolvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge andbelief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration andshall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with itsConstruction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of aclaim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make theclaim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to thecomplaint, except in the case of an emergency.

CONDITION DEFINITIONS: CONFIDENTIAL - FOR CLIENT USE ONLYGOOD - Satisfactory with normal wear and tear but in the case of new construction no wear.FAIR - Satisfactory but declining in usefulness

POOR - Unsatisfactory and in need of immediate repair

GROUNDSThis inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to onlyareas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature anddoes not attempt to determine drainage performance of the site or the condition of any underground piping, includingmunicipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground,where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner notaccessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquirybe made with the seller about knowledge of any prior foundation or structural repairs.

DRIVEWAY:TYPE Concrete.



CONDITION: Fair, cracks noted are typical, Expansion jointcracks noted are typical, surface raised/settledcreating minor tripping hazards, Recommendsealing cracks with proper sealant to preventmoisture intrusion.

SIDEWALKS:TYPE: Concrete.

CONDITION: Poor, surface raised/settled creating trippinghazards.

LANDSCAPING:CONDITION: Maintenance needed, trees are touching or

overhanging the roof. Damage is possible, NOTE:Low voltage lighting systems are not inspected.

GRADING:SITE: gentle slope.

CONDITION: Good, grade at foundation appears serviceable.

PATIOS:



TYPE: Concrete,

CONDITION: Good, cracks noted - typical, Recommend sealing cracks to prevent moisture intrusion.Patio is not fully visible, due to stored items, do a careful inspection at walk-through priorto closing.

DECKS:LOCATION East side of home.

TYPE: Cool deck coating

CONDITION: Fair, deterioration noted to deck edges. Repairrecommended.

PATIOS/PORCH COVER:TYPE: Patio/Porch cover is part of roof structure.

CONDITION: See roof report in roof section.

FENCES & GATES:TYPE: Block or masonry walls, Wrought Iron gate.

CONDITION: Good, loose/missing caps noted.



EXTERIOR - FOUNDATION - BASEMENTAreas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minorcracks are typical in many foundations and most do not represent a structural problem. If major cracks are present alongwith bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior gradesshould allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience somedegree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition ofcracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, thematerials and condition of the flooring underneath cannot be determined.

EXTERIOR WALLS:MATERIAL: Stucco, Cultured stone or rock veneer.

CONDITION: Good, cracks noted are typical,

EXTERIOR TRIM:MATERIAL: Stucco.

CONDITION: Good,

SLAB ON GRADE:CONDITION: Slab is not visible due to carpet and/or floor covering - no readily visible problem are

noted. Expansive soils (not necessarily blue clay) are known to be present in theSouthern Utah area. Movement of the house may be experienced during excessivelywet periods of weather but particularly if landscape irrigation is excessive.

ROOF SYSTEMThe foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and doesnot offer an opinion or 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 to observeit during a prolonged rainfall. Many times, this situation is not present during the inspection.

PRIMARY ROOF:STYLE: Hip.

TYPE: Concrete tile.

ROOF ACCESS: Unable to fully access due to height/pitch/weather/type, Viewed from ground withbinoculars, Viewed from windows and deck.

ROOF COVERING STATUS: Good.

CHIMNEY/VENTMATERIAL: Metal.

CONDITION: Good.



VENT PIPESTYPE Metal.

CONDITION Good, Recommend caulking all vents as needed toprevent moisture intrusion

EXPOSED FLASHINGS:TYPE Metal.

CONDITION Good, Separation noted, on the West side.

Please note: determining if guttering leaks or slopes correctly is not part of this inspection. The only way to determinewhether a guttering is absolutely water tight, or slopes correctly is to observe it during a prolonged rainfall. Most of the time, in this region, this situation is not present during the inspection.

GUTTERS & DOWNSPOUTS:TYPE: Full.

CONDITION: Good, Subsurface drains noted, but Not Tested. THEY ARE NOT PART OF THISINSPECTION, I recommend cleaning gutters on an annual basis as part of preventivemaintenance schedule.

ATTIC AND INSULATION:ATTIC HATCH: Good.

ATTIC CONDITION: Good, Ventilation is provided, NO Signs of activeleaks Today.

ACCESSIBILITY: Attic is partial, Truss framing, Viewing was limited,to observing from hatch areas only. Access isrestricted by low headroom.



INSULATION TYPE: Fiberglass- Blown.

INSULATION CONDITION: Good.

GARAGE - CARPORTNotice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materialsshould not be stored within closed garage areas.

TYPE:LOCATION: Attached, Three car.

ROOF:CONDITION: Same as house, See house roof report.

FLOOR:CONDITION: Good, Typical cracks noted, Floor is not fully visible,

due to stored items, do a careful inspection atwalk-through prior to closing.

FIRE WALL:CONDITION: Good.

GARAGE DOOR(S):OVERHEAD DOORS Fair, Minor damage is noted, Adjustment or service

needed for smoother quieter operation.

OVERHEAD DOOR OPENERS: Good, Automatic door opener(s)- operational, Automatic reverse feature is operational.



DOOR TO LIVING AREA: Poor, Material is Solid Self closing device is in needof adjustment. The installed pet door has breechedthe 20 minute fire rating and should berepaired/replaced.

DOOR TO EXTERIOR: No door to the exterior was found.

ELECTRICAL:I recommend replacing this type of light fixture withones that have a globe, for safety.

MISCELLANEOUS:Stored items restrict viewing of the garage area, do a careful inspection at walk-throughprior to closing.

PLUMBINGWater quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related towater supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground pipingcannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the waterheater, is a required safety valve which should be connected to a drain line of proper size terminating just above floorelevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. Thesteam caused by a blow-off can cause scalding. Improper installations should be corrected.

MAIN LINE:MATERIAL: Copper, Unable to fully determine, most of the plumbing is concealed behind walls or

under concrete slab.

CONDITION: Good, Main line is 3/4 inch diameter, Waterpressure appears adequate.



WATER SOFTENER:CONDITION: Plumbed but NOT installed.

MAIN WATER SHUT OFF VALVELOCATION Garage, By Water Heater.

CONDITION: Good.

SUPPLY LINES:MATERIAL: Combination of materials, Copper and PEX, Unable to fully determine, most of the

plumbing is concealed behind walls or under concrete slab.

CONDITION: Good.

WASTE LINES:MATERIAL: Plastic, Unable to fully determine, most of the plumbing is concealed behind walls or

under concrete slab.

CONDITION: Good, Unable to fully determine, most of the piping is concealed behind walls or underconcrete slab.

HOSE FAUCETS:OPERATION: Sample operated, appeared serviceable, DO NOT LEAVE HOSE CONNECTED TO

FAUCET DURING COLD WEATHER THIS MAY CAUSE THEM TO FREEZE ANDCAUSE DAMAGE.

WATER HEATER:TYPE: Gas.

BRAND GE.

SIZE: 50 Gallons, MFG Date, 01/14/2013.



LOCATION: Garage.

CONDITION: Good, Flue vent intact, Pressure relief valve noted, not tested, A water shutoff valve isinstalled, Seismic strapping, Appears serviceable, Recommend checking/changing theAnode Rod every 4 years to help extend the life of your water heater.

FUEL SYSTEM:METER/TANKLOCATION-CONDITION:

Good, Natural Gas meter located at exterior on thenorth side.

ELECTRICAL SYSTEMAny electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. Thepower to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair mayseen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clockmotors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changedduring the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, andtested regularly.

SERVICE:AMP SERVICE: 200 amp.

TYPE OF SERVICE: Underground, Circuit breakers.

CONDITION: Good.

CONDUCTORS:ENTRANCE CABLES: Copper.

BRANCH WIRING TYPE: All copper where visible.

BRANCH WIRING CONDITION: Good.

ELECTRICAL PANELS:MANUFACTURER: Cutler & Hammer.

MAIN PANEL LOCATION: Exterior of house, on the north side.



CONDITION: Good, Circuit and wire sizing correct so far asvisible.

Inspector Notes: Grounding system is present.

SUB PANEL #1 LOCATION: Air conditioner.

SUB PANEL #2 LOCATION: Air conditioner.

SUB PANEL NOTES: Circuit and wire sizing correct so far as visible, Grounding system is present.

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. Stored items & occupantsbelongings prevent access and testing at some outlets and switches.

HEATING - AIR CONDITIONINGThe inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only bedone by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a waythat inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by theinspector.NOTE: Asbestos materials have been commonly used in heating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of thisinspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distributionof air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers andde-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. Theinspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolantcharge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service andmaintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, isbeyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly toremedy.

HEATING SYSTEM DESCRIPTION & LOCATION #1THERMOSTAT CONDITION Good.



LOCATION OF UNIT: Attic.

BRAND Bryant.

SYSTEM TYPE: Gas fired forced air furnace.

FUEL TYPE AND NOTES: Natural Gas.

APPROXIMATE AGE IN YEARS: Unknown.

SYSTEM CONDITION #1CONDITION Good, Electronic ignition is provided, Burner

Flame(s) appear typical.

BLOWER FAN: Good.

COMBUSTION AIR: Good.

VENTING: Good.

AIR PLENUM: Good.

AIR FILTERS: Suggest cleaning/changing filter.

NORMAL CONTROLS: Good.

HEATING SYSTEM DESCRIPTION & LOCATION #2



THERMOSTAT CONDITION Good.

LOCATION OF UNIT: Garage.

BRAND Bryant.

SYSTEM TYPE: Gas fired forced air furnace.

FUEL TYPE AND NOTES: Natural Gas.

APPROXIMATE AGE IN YEARS: Unknown.

SYSTEM CONDITION #2CONDITION Good, Electronic ignition is provided, Burner

Flame(s) appear typical.

BLOWER FAN: Good.

COMBUSTION AIR: Good.

VENTING: Good.

AIR PLENUM: Good.

AIR FILTERS: Suggest cleaning/changing filter.


AIR CONDITIONING #1



CONDENSING UNIT Outside air temperature was below 65 degrees.Unable to test system at this time.

TYPE: Central forced air.

BRAND Bryant.

SIZE 5 ton Unit, sufficient for size of home

POWER SOURCE: 220 Volt, Electrical disconnect present.

SYSTEM CONDITION: Not Tested.

CONDENSATE LINE: Condensate line installed, Line not fully visible.


FREON LINES The following damage/deterioration was noted:Damaged, missing or incorrect insulation.

AIR CONDITIONING #2CONDENSING UNIT Outside air temperature was below 65 degrees.

Unable to test system at this time.

TYPE: Central forced air.

BRAND Bryant.

SIZE 3 ton Unit, sufficient for size of home.

POWER SOURCE: 220 Volt, Electrical disconnect present.

SYSTEM CONDITION: Not tested.

CONDENSATE LINE: Condensate line installed, Line not fully visible.


FREON LINES Appear serviceable, insulated where visible.



DUCTWORK:TYPE: Flexible Round.

CONDITION: Good.

SECONDARY SYSTEMDUCTWORK TYPE:

Flexible Round.

CONDITION: Good.

INTERIORThe condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition ofvisible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normalwear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is notinspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather andlighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on aregular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flueliners, sometimes resulting in internal damage.

DOORS:MAIN ENTRY DOOR: Good.

OTHER EXTERIOR DOORSTYPE:

Solid with glass light.

CONDITION: Good.

INTERIOR DOOR CONDITION: Good, Minor Adjustments/repair needed. mastercloset door missing/Not installed.

WINDOWS:TYPE: Insulated glass (Dual Pane), Vinyl framed, Sliding and Single hung.

CONDITION: A representative sampling was taken. Windows asa grouping are generally operational and in soundcondition, A couple of the Channel Balances needto be reset.

WINDOW SCREENS Damaged/Missing screens noted.

INTERIOR WALLS:MATERIAL: Drywall.

CONDITION: Good, Stored items or furnishings or occupant belongings prevent full inspection, Interiorwalls show light damage from nails, door knobs etc. Typical cracks noted.

CEILINGS:TYPE Drywall.

CONDITION: Good.



FLOORS:TYPE: The following types of flooring are noted: Carpet and Tile.

CONDITION: Fair, Stored items or furnishings or occupantbelongings prevent full inspection, Cracked tilenoted @ Hallway, kitchen and bath. Damage isnoted to family room carpet.

STAIRS & HANDRAILS:CONDITION: Good.

FIREPLACE/WOOD BURNING DEVICES:LOCATION: Location #1: Living room.

TYPE Gas log, Prefabricated metal.

CONDITION Pilot light is not lit, fireplace should be demonstrated by the seller or serviced by alicensed technician PRIOR TO CLOSE OF ESCROW. (The inspector does not light pilotlights because of liability reasons), It is recommended that Carbon Monoxide Detectorsbe installed in rooms with gas Fireplaces, FOR SAFETY.

Fireplace manufacturers advise that fireplaces be serviced by a qualified fireplace service technician yearly, just like yourfurnace. This not only saves on possible costly future repairs due to neglect, but can also save on gas consumption bymaking sure that the fireplace is operating cleanly and at it's most efficient capacity. When you move into a new homeyou have no idea of the previous work that may have been done by either a well intentioned "do it yourself" homeowner oreven an untrained technician. Often these items will not be found during a visual inspection such as a home inspection. It is recommended to not only have fireplaces thoroughly cleaned, but to have them checked for possible gas leaks andproper operation of the built-in safety features of your fireplace. All too often we have been made aware of fireplaces thathave had the safety features either "wired across" or removed from the system totally.

SMOKE / FIRE DETECTOR:COMMENTS: Noted, but not tested.

KITCHEN - APPLIANCES - LAUNDRYInspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offeredas to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks,timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during theinspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Microwave ovens arenot tested.

KITCHEN SINK& FAUCET:TYPE: Stainless Steel.

CONDITION: Good. Dishes block access to the sink. Could not inspect.



RANGE/COOK TOP AND OVEN:TYPE: Gas. Free-standing.

BRAND GE

CONDITION: Good.

VENTILATION:TYPE AND CONDITION: Good, Combination Microwave & Fan Hood. Please

Note: Microwave is noted only but not tested.

Damage is noted.

DISHWASHER:BRAND Samsung.

CONDITION: Good. Stored items or occupant belongings prevent full inspection.

GARBAGE DISPOSAL:



BRAND ISE.

CONDITION: Wiring appears serviceable.

INTERIOR COMPONENTS:COUNTER TOPS TYPE: Counters are Granite.

COUNTER TOPS CONDITION: Good.

CABINETS: Good.

FLOORING TYPE: Floor covering is tile.

FLOORING CONDITION: Good. Floor has a few cracked tiles noted.

SWITCHES/FIXTURES/OUTLETS:

Good.

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden bythem cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supplyvalves may be subject to leaking if turned.

While every attempt is made to check the system is working correctly most of the system is hidden from view. Breaks in piping behind walls and in attic areas, clogs in piping, constrictions and other non visible faults areexcluded from this report.

LAUNDRY:LOCATION: Service area main floor.



2nd. floor area.

CONDITION: Good, Electrical outlet is grounded, Visible plumbing appears serviceable, Dryer ventingis provided.

BATHBATHROOM AREA:

BATH LOCATION: Hall, Upstairs.

TYPE Full bathroom with tub but no separate shower.

CONDITION OF TOILET: Good.

CONDITION OF SINK: Good.

FAUCETS Good.

CABINETS Good.

ELECTRICAL Good, GFCI outlet is serviceable.

VENTILATION Good.

HEATING Good.

TUB/SHOWER PLUMBING FITTINGS

Good.

TUB & SHOWER TYPES: Enamel tub with tile surround.

TUBS & SHOWERS Good.

SHOWER ENCLOSURE No shower doors installed.

FLOORING Good, Type of flooring is Tile.

BATHROOM AREA:



BATH LOCATION: Hall, Downstairs.

TYPE One half bath (powder room)



FAUCETS Good.

CABINETS Good.

ELECTRICAL GFCI outlet is serviceable.

VENTILATION Good.

HEATING No apparent heat source found.

FLOORING Good, Type of flooring, is Tile.

BATHROOM AREA:BATH LOCATION: Master bedroom.

TYPE Full bathroom with tub & shower.



FAUCETS Good.

CABINETS Good.

ELECTRICAL Good, GFCI outlet is, serviceable.

VENTILATION Good.

HEATING Good.

TUB/SHOWER PLUMBING FITTINGS

Good.

TUB & SHOWER TYPES: Tile Shower & surround, Jetted tub.



TUBS & SHOWERS Good.

SHOWER ENCLOSURE Good.

FLOORING Good, Type of flooring is Tile, Cracked tile is noted.

CONDITION DEFINITIONS:CONFIDENTIAL - FOR CLIENT USE ONLYGOOD - Satisfactory with normal wear and tear but in the case of new construction no wear.FAIR - Satisfactory but declining in usefulness

POOR - Unsatisfactory and in need of immediate repair

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