1. Definitions and Scope

shootceaselessUrban and Civil

Nov 16, 2013 (3 years and 1 month ago)

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1. Definitions and Scope

1.1.

A
general home inspection
is a non
-
invasive, visual examination of the accessible areas of a
residential property (as delineated below), performed for a
fee, which is designed to identify
defects within specific systems and components defined by these Standards that are both observed
and deemed material by the inspector. The scope of work may be modified by the Client and
Inspector prior to the inspection
process.

I.

The general home inspection is based on the observations made on the date
of the inspection, and not a prediction of future conditions.

II.

The general home inspection will not reveal every issue that exists or ever
could exist, but only those materi
al defects observed on the date of the
inspection.

1.2.
A
material defect

is a specific issue with a system or component of a residential property that
may have a significant, adverse impact on the value of the property, or that poses an unreasonable
risk
to people. The fact that a system or component is near, at or beyond the end of its normal
useful life is not, in itself, a material defect.

1.3.

A
general home inspection report

shall identify, in written format, defects within specific
systems and components defined by these Standards that are both observed and deemed material
by the inspector. Inspection reports may include additional comments and recommendations.

2. Limitation
s, Exceptions & Exclusions

2.1.

Limitations:

I.

An inspection is not technically exhaustive.

II.

An inspection will not identify concealed or latent defects.

III.

An inspection will not deal with aesthetic concerns or what could be deemed
matters of taste, cosmetic d
efects, etc.

IV.

An inspection will not determine the suitability of the property for any use.

V.

An inspection does not determine the market value of the property or its
marketability.

VI.

An inspection does not determine the insurability of the property.

VII.

An insp
ection does not determine the advisability or inadvisability of the
purchase of the inspected property.

VIII.

An inspection does not determine the life expectancy of the property or any
components or systems therein.

IX.

An inspection does not include items not pe
rmanently installed.

X.

These Standards of Practice apply only to properties with four or fewer
residential units.


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2.2.
Exclusions:

I. The inspector is not required to determine:

A.

property boundary lines or encroachments.

B.

the

condition of any component or system that is not readily
accessible.

C.

the service life expectancy of any component or system.

D.

the size, capacity, BTU, performance or efficiency of any component
or system.

E.

the cause or reason of any condition.

F.

the cause

for the need of repair or replacement of any system or
component.

G.

future conditions.

H.

compliance with codes or regulations.

I.

the presence of evidence of rodents, birds, animals, insects, or other
pests.

J.

the presence of mold, mildew or fungus.

K.

the prese
nce of airborne hazards, including radon.

L.

the air quality.

M.

the existence of environmental hazards, including lead paint,
asbestos or toxic drywall.

N.

the existence of electromagnetic fields.

O.

any hazardous waste conditions.

P.

any

manufacturers' recalls or conformance with manufacturer
installation, or any information included for consumer protection
purposes.

Q.

acoustical properties.

R.

replacement or repair cost estimates.

S.

estimates of the cost to operate any given system.

II. The
inspector is not required to operate:

A.

any system that is shut down.

B.

any system that does not function properly.

C.

or evaluate low
-
voltage electrical systems such as, but not limited to:


1. phone lines;

2. cable lines;

3. satellite dishes;

4. antennae;

5.
lights; or

6. remote controls.

D.

any system that does not turn on with the use of normal operating
controls.

E.

any shut
-
off valves or manual stop valves.

F.

any electrical disconnect or over
-
current protection devices.

G.

any alarm systems.

H.

moisture

meters, gas detectors or similar equipment.


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III. The inspector is not required to:

A.

move any personal items or other obstructions, such as, but not
limited to, throw rugs, carpeting, wall coverings, furniture, ceiling
tiles, window coverings, equipment, pl
ants, ice, debris, snow, water,
dirt, pets, or anything else that might restrict the visual inspection.

B.

dismantle, open or uncover any system or component.

C.

enter or access any area that may, in the opinion of the inspector, be
unsafe.

D.

enter crawlspaces o
r other areas that may be unsafe or not readily
accessible.

E.

inspect underground items, such as, but not limited to, lawn
-
irrigation systems, underground storage tanks or other indications
of their presence, whether abandoned or actively used.

F.

do anything

which may, in the inspector's opinion, be unsafe or
dangerous to the inspector or others, or damage property, such as,
but not limited to: walking on roof surfaces, climbing ladders,
entering attic spaces, or negotiating with pets.

G.

inspect decorative ite
ms.

H.

inspect common elements or areas in multi
-
unit housing.

I.

inspect intercoms, speaker systems or security systems.

J.

offer guarantees or warranties.

K.

offer or perform any engineering services.

L.

offer or perform any trade or professional service other tha
n general
home inspection.

M.

research the history of the property, report on its potential for
alteration, modification, extendibility or suitability for a specific or
proposed use for occupancy.

N.

determine the age of construction or installation of any sys
tem
structure or component of a building, or differentiate between
original construction and subsequent additions, improvements,
renovations or replacements.

O.

determine the insurability of a property.

P.

perform or offer Phase 1 or environmental audits.

Q.

inspect any system or component that is not included in these
Standards.

3. Standards of Practice

3.1.

Roof

I. The inspector shall inspect from ground level or the eaves:

A.

the roof
-
covering materials;

B.

the gutters;

C.

the downspouts;

D.

the vents, flashing, skylig
hts, chimney and other roof penetrations;
and

E.

the general structure of the roof from the readily accessible panels,
doors or stairs.


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3.2.
Exterior

I. The inspector shall inspect:

A.

the exterior wall
-
covering material, flashing and trim;

B.

all exterior doors, decks, stoops, steps, stairs, ramps, porches,
railings, eaves, soffits and fascias;

C.

and report as in need of repair any improper spacing between
intermediate balusters, spindles and rails for steps, stairways,
ramps, balconies and raili
ngs;

D.

a representative number of windows;

E.

the vegetation, surface drainage, retaining walls and grading of the
property when they may adversely affect the structure, especially
due to moisture intrusion;

F.

and describe the exterior wall covering.

3.3.
Base
ment, Foundation, Crawlspace & Structure

I. The inspector shall inspect:

A.

the foundation;

B.

the basement;

C.

the crawlspace;

D.

and report observed indications of active water penetration;

E.

for wood in contact with or near soil;

F.

and report observed indications of possible foundation movement,
such as sheetrock cracks, brick cracks, out
-
of
-
square door frames,
and unlevel floors;

G.

and report on any observed cutting, notching and boring of framing
members that may, in the inspector's
opinion, present a structural or
safety concern.

3.4.
Heating

I. The inspector shall inspect:

A.

the heating systems, using normal operating controls, and describe
the energy source and heating method;

B.

and report as in need of repair heating systems that do
not operate;

C.

and report if the heating systems are deemed inaccessible.

3.5.
Cooling

I. The inspector shall inspect:

A.

the central cooling equipment using normal operating controls.


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3.6.
Plumbing

I. The inspector shall:

A.

determine and report whether the
water supply is public or private;

B.

verify the presence and identify the location of the main water shut
-
off valve;

C.

inspect the water heating equipment, including venting connections,
energy
-
source supply system, and seismic bracing, and verify the
presenc
e or absence of temperature
-
/pressure
-

relief valves and/or
Watts 210 valves;

D.

inspect all toilets for proper operation by flushing;

E.

inspect all sinks, tubs and showers for functional drainage;

F.

inspect the interior water supply, including all fixtures an
d faucets,
by running the water;

G.

inspect the drain, waste and vent systems;

H.

describe any observed fuel
-
storage systems;

I.

inspect the drainage sump pumps, and operate pumps with
accessible floats;

J.

inspect and describe the location of the main water
supply and main
fuel shut
-
off valves;

K.

inspect and report as in need of repair deficiencies in the water
supply by viewing the functional flow in two fixtures operated
simultaneously;

L.

inspect and report as in need of repair deficiencies in installation of
hot and cold water faucets;

M.

inspect and report as in need of repair any mechanical drain stops
that are missing or do not operate if installed in sinks, lavatories and
tubs; and

N.

inspect and report any evidence that toilets are damaged, have loose
connecti
ons to the floor, leak, or have tank components that do not
operate.

3.7.
Electrical

I. The inspector shall inspect:

A.

the service drop/lateral;

B.

the meter socket enclosures;

C.

the means for disconnecting the service main;

D.

and describe the service disconnect amperage rating, if labeled;

E.

panelboards and over
-
current devices (breakers and fuses);

F.

and report on any unused circuit breaker panel openings that are not
filled;

G.

the service grounding and bonding;

H.

a representative
number of switches, lighting fixtures and
receptacles, including receptacles observed and deemed to be arc
-
fault circuit interrupter or AFCI
-
protected using the AFCI test button,
where possible;


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I.

and test all ground
-
fault circuit interrupter receptacles and

circuit
breakers observed and deemed to be GFCIs using a GFCI tester,
where possible;

J.

and report the presence of solid conductor aluminum branch circuit
wiring, if readily visible;

K.

and report on any tested receptacles in which power was not
present, pola
rity was incorrect, the cover was not in place, the GFCI
devices were not properly installed or did not operate properly,
evidence of arcing or excessive heat, and where the receptacle was
not grounded or was not secured to the wall;

L.

the service entrance
conductors and the condition of the conductor
insulation;

M.

for the general absence of smoke or carbon monoxide detectors; and

N.

service entrance cables, and report as in need of repair deficiencies
in the integrity of the insulation, drip loop, or separatio
n of
conductors at weatherheads and clearances from grade and
rooftops.

3.8.
Fireplace

I. The inspector shall inspect:

A.

and describe the fireplace;

B.

and open and close the damper door, if readily accessible and
operable;

C.

hearth extensions and other permanently installed components;

D.

and report as in need of repair deficiencies in the lintel, hearth and
material surrounding the fireplace, including the fireplace opening's
clearance from visible combustible materials.

3.9.
A
ttic, Insulation & Ventilation

I. The inspector shall inspect:

A.

the insulation in unfinished spaces;

B.

for the presence of attic ventilation;

C.

mechanical ventilation systems;

D.

and report on the general absence or lack of insulation or ventilation
in unfinishe
d spaces.

3.10.
Doors, Windows & Interior

I. The inspector shall inspect:

A.

a representative number of doors and windows by opening and
closing them;

B.

the walls, ceilings, steps, stairways and railings;


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C.

and report as in need of repair any improper spacing between
intermediate balusters, spindles and rails for steps, stairways and
railings;

D.

the garage doors and garage door openers' operation using the
installed automatic door control;

E.

and report as impro
per any photo
-
electric safety sensor that fails to
respond adequately to testing;

F.

and report as in need of repair any door locks or side ropes that have
not been removed or disabled when the garage door opener is in
use;

G.

and report as in need of repair a
ny windows that are obviously
fogged or display other evidence of broken seals.

In this report the directions front, back, right and left to describe a location of
a defect is while the inspector is viewing the property from the street.

Major defects
are deficiencies that, in the opinion of the inspector, will cost $1
,
000.00 or more to
repair. Maintenance concerns are not within the scope of a home inspection,
however, if mentioned, is only out of professional courtesy.

Anytime a licen
sed
contractor is recommended to

evaluate a system or component in this report, it is
important to have that contractor evaluate that specific system further than just the
defect specified in this report. Due to time restraints and the visible scope of a h
ome
inspection, certain defects are not able to be reported without dismantling the
system.

Report Number:
2004




Dwelling
address:

200

Chandler St Omaha Ne


Date:

1/15/13

Client:

Home Owner


Inspector:

Doug Otteman




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This inspection is not intended to
address or include any geological
conditions or site stability information. For information concerning these
conditions, a geologist or soils engineer should be consulted. Any reference
to grade is limited to only areas around the exterior of the exposed
f
oundation or exterior walls. This inspection is visual in nature and does not
attempt to determine drainage performance of the site or the condition of
any underground piping, including municipal water and sewer service piping
or septic systems. When decks

and porches are built close to the ground
where no viewing or access is possible, we cannot make accurate opinions.
These areas as well as others that are too low to enter, or in some other
manner not accessible, are excluded from the inspection and are n
ot
addressed in this report. We routinely recommend that inquiry be made with
the seller about knowledge of conditions.

GENERAL
:

The property consisted of a
two story

style home that was reported by the
seller's agent
,

to
be approximately
6

years old. The

weather was
sunny

and t
he temperature was
20
-
25

degrees.
The utilities were
on

and t
h
e property was
vacant
.


WALKWAYS AND STOOP
/PORCH
:

There was a
concrete

walkway leading to a
concrete

stoop

on the
front

side of the home.
There was an area of movement in the concrete walkway that has created a trip hazard. It is
possible that the walkway will settle when the ground thaws.
All cracks in the concrete should
be sealed to prevent moisture intrusion and further cracking, heav
ing or settling.
There
were no

major defects
observed in the walkway or
stoop
.










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DRIVEWAY:

There was a
concrete

driveway that led to the
garage

in the front of the home
.

The
driveway has heaved at the garage floor creating a trip hazard. It is poss
ible that the
driveway will settle when the ground thaws.

There
were no

major defects observed in the
driveway at the time of the inspection.

All cracks in the driveway should be sealed to prevent
moisture intrusion

and further cracking, heaving
or settl
ing.







GARAGE:

There was a
three
-
car garage located on the
front

side of the home. There
were

two

overhead style doors

and

two garage door openers
. The

garage
doors

had

photo
-
electric safety
sensors
that
were

in working order. The service door enteri
ng the home from the garage
was not
self
-
closing

and
did

appear to be

fire rat
ed. There
were no

major defects observed in the garage at
the time of the inspection.

GRADING:

The grading around the home
appeared

to

be adequate to direct rain water away from the
home.

It is important to maintain good grading to extend th
e useful life of the foundation.


PATIO/DECK:

There was a
concrete

patio

located on the
back

side of the home.

There was eroded dirt
under the edge

of the patio that should be filled to prevent settling and cracking. There is an
area of the patio that was chipped or damaged. Repairs should be made as needed to prevent
moisture intrusion and further damage.


There
were no

ma
jor defects observed i
n th
e
patio
.









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EXTERIOR
OF THE HOME
:

The exterior
wall cladding was of

wood siding and brick vene
er

type.

T
here were areas of
wood siding and trim in need of caulk and paint. It is important to maintain sealant to
prevent moisture intrusion and possible damage.

All visible flashings and trims including
soff
its,

fa
s
cia
and window wraps
were
inspected.

There
we
re no

major defect
s

observed in the
exterior of the home.






GAS METER:

The gas meter was l
ocated
on the left side

of the home. There
was no

corrosion observed on
the pip
ing of the gas meter. There
was no

odor of gas leaks at the time of the inspectio
n.

The meter
was securely supported.

ROOF:

The

roof was inspected from
roof level
. The roof was a
gable

and hip

style with

one

layer

of
shingles
at the time of the inspection. T
h
e roof covering consisted of
asphalt shingles

that appeared
to be
approximately
5
-
8

years old.

All penetrations in the roof were inspected.
The flashing or
boots
used on the roofing system

appeared

to be
in

good

condition.

There
were no

major defects
observed
in the roof
at the time of the inspection.





CHIM
NEY
/FLUE
:

The
flue

was inspected from

the ground level with the aid of binoculars
.
There
were no

major defects observed in the

visible portions of the flue

at the time of the inspection.





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GUTTERS AND DOWNSPOUTS:

The roof d
rainage system consisted of
aluminum

gut
ters and downspouts. There
were

extensions co
nnected to some of the

downspouts that
terminated

water
away from the home
.

There were several damaged and removed downspout extensions that need to be
reinstalled.

The roof drainage system is one
of the most important systems to maintain long life of
the foundation. It is important to monitor the roof drainage system during heavy rains to

find leaks
and to

determine if water is being directed away from the foundation

properly
.

There
were no

major d
efects observed in the gutters and downspouts.






WATER METER:

The

water meter was located in
the basement
. The shut off val
ve was not tested.

Copper
supply pipes were removed at the water meter and the plumbing system could not be tested.








Our examination of th
e

branch circuits, wiring, service panel, over
current protection devices, lighting fixtures, switches, and receptacles.

Service equipment, proper grounding, wiring methods and bonding are focal
points. We inspect for adverse conditions such as lack of grounding and
bonding, over
-
fusing, exposed wiring, open
-
air wire splices, reverse polarity
and defective GFCI's. The hidde
n nature of the electrical wiring prevents
inspection of every length of wire or their connections. Telephone, video,
cable, audio, security systems and other low voltage systems were not
included in this inspection unless specifically noted. We recommend
you
have the seller or a specialist demonstrate the serviceability or locations of
these systems to you if necessary. Any electrical repairs attempted by
anyone other than a licensed electrician should be approached with caution.
The power to the entire ho
use should be turned off prior to beginning any
repair efforts, no matter how trivial the repair may seem. Aluminum wiring

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requires periodic inspection and maintenance by a licensed electrician.
Operation of time clock motors is not verified. Inoperative l
ight fixtures often
lack bulbs or have dead bulbs installed. Light bulbs are not changed during
the inspection, due to time constraints. Smoke Alarms should be installed
within 15 feet of all Bedroom doors and in Bedrooms. These units should be
tested mont
hly.

ELECTRICAL SERVICE:

Common national safety standards require electrical panels to be
weatherproof, readily accessible, and have a minimum of thirty
-
six inches of
clear space in front of them for service. Also, they should have a main
disconnect, and
each circuit within the panel should be clearly labeled.
Industry standards only require us to test a representative number of
accessible switches, receptacles, and light fixtures. However, we attempt to
test every one that is unobstructed, but if a reside
nce is furnished we will
obviously not be able to test each one.

SERVICE WIRE/UNDERGOUND SERVICE
:

The
underground service lateral

was located
on the
right

s
ide of the home.
The

service
meter

appeared

to
be
adequately supported.

There
were no

majo
r defects

observed with the
underground service lateral
.

SERVICE PANEL:

The servi
ce panel was located in the
basement
. The
200
-
am
p panel was manufactured by
Siemens
.

There were
circuit breakers

located i
n the service panel that
appeared

to be in working
o
rder. T
he
branch
circuits and the
breakers

to
o which

they were attached
,

appeared

to

be

ap
propriately matched. There
did not appear

to be arching or overheating of any of the

branch
circuits
or
breakers

at the time of the inspection.

There
did not

appear to be water intrusion in the
service panel at the time of the inspection.
There
were no

major defects observed at the time of the
inspection.






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WIRING:

All visible wiring and connections were inspected at the time of the inspecti
on. The wi
ring
consisted
of
R
omex

type and

the visible wiring

appeared

to be in
good

c
ondition.

RECEPTACL
ES:

A representative number of receptacles
were tested.
Ground

fault circuit interrupters
were

present everywher
e within three feet of wet areas
.

By today’s s
tandards, ar
ch fault circuit
interrupters

a
re recommended to be used in all bedrooms.
There
were no

arch fault circuit
interrupters in use at the time of the inspection. It should be considered as a safety upgrade,
that arch fault circuit interrupters are installed in all bedrooms.

S
MOKE ALARMS:

Smoke alarms
were

installed at the time of the inspection.

If no alarms wer
e installed, it is
recommended
that smoke alarms are installed for safety.

Batteries should be replaced annually for
safety.

Our Inspection of the plumbing system includes a visual examination of
the exposed portions of the domestic water

supply, drain waste, vent, gas
lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings.
These items are examined for proper function, excessive or unusual wear,
leakage and general state of repair. The hidden nature of piping prevents
inspection of every pipe and joint connection, especially in walls, floors and
ceiling voids. A sewer lateral test is necessary to determine the condition of
the underground sewer lines. This type of test is beyond the scope of this
inspection. Our review
of the plumbing system does not include landscape
irrigation systems, water wells, on site and/or private water supply systems,
off site community water supply systems, or private (septic) waste disposal
systems unless specifically noted. A qualified speci
alist prior to the closing
of escrow can perform review of these systems. Our inspection of the water
heater includes a visual examination of the accessible portions of the tank,
gas, electrical and/or water connections, venting and safety valves. These
it
ems are examined for proper function, excessive or unusual wear, leakage
and general state of repair.



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PLUMBING:

The home was

connected to a
public water

supply. The
home was connected to a
public
sewer
.

The visibl
e supply pipes
consisted of
copper

pipes.

The drain
and vent pipes

consisted of

PVC

and ABS

type
.
All visibl
e plumbing pipes were inspected.

A licensed plumber should make
repairs to the copper supply pipes and further evaluate the plumbing system.

SUMP PUMP:

There
was a

sump pump
and a sump pi
t
installed in the basement at the time of the
inspection. The sump pump
was not

accessible for testing. The sump pump
was not

tested.
It is
important to routinely test the sump pump to prevent failure and moisture intrusion.





WATER HEATER:

The
two
,

38

gallon,
State,

wate
r heater were

located in the
basement
.


The fu
el shut off
valve
s

w
ere

located near

the water heater
s

and w
ere

not tested.
There
w
ere
TPR valve
s

located on

the water heater
s

and there
w
ere
overflow leg
s

that terminated close to

th
e floor. There
was no

corrosion observed on the water heater
s

at the time of the inspection. The water heater
s

w
ere not
tested due to winterization of the property.





Our inspection of the Interior includes a visual inspection of the readily
accessible portions of the walls, ceilings, floors, doors, cabinetry,
countertops, steps, stairways, balconies and railings. Please note that a
representative sample of the accessib
le windows and electrical receptacles
are inspected. These features are examined for proper function, excessive
wear and general state of repair. In some cases, all or portions of these
components may not be visible because of furnishings and personal item
s. In
these cases some of the items may not be inspected. The condition of walls
behind wall coverings, paneling and furnishings cannot be judged. Only the
general condition of visible portions of floors is included in this inspection.

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As a general rule, c
osmetic deficiencies are considered normal wear 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 underlying floo
r coverings is not
inspected. Determining the condition of insulated glass windows is not
always possible due to temperature, weather and lighting conditions. Check
with owners for further information. All fireplaces should be cleaned and
inspected on a re
gular 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.

INTERIOR
:

The interior consisted of

a kitchen, family room, laundry room, dining room, four bedrooms
and 3.5 bathrooms
.

Walls and ceilings were inspected for damage and moistur
e intrusion/damage.
There
were no

major defects found in the walls and ceilings.
All other systems in each room
are
described in the respective paragraph throughout this report.

APPLIANCES:

While inspecting appliances the home inspector simply operates each appliance. Many
appliances will not perform the way they did when they were new. Determining the efficiency o
f an
appliance is not withi
n the scope of this inspection.

The
Whirlpool

microwave

was tested and found to be
functional
.


The
Whirlpool

range/oven was
tested and found to be
functional
.

The
ISE

garbage disposal

was tested and found to be
locked up
.

Repai
rs should be
made as needed.

BATHROOMS:

The bathrooms are inspected for maintenance, mechanica
l and safety defects. There
were

exhaust fans or fun
ctional windows for ventilation.
There

were no

major defects observed in the
bathrooms
.

CAULK/GROUT:


It is important to maintain caulk or grout on all walls, countertops, floors etc. at wet areas to
prevent moisture intrusion and possible damage. The caulk and/or grout was found to be in
good
condition at the

time of the
inspection
.


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STAIRWAYS AND HAND

RAI
LINGS:

The stairway
s

and hand railings were inspected and
there
were no

major defects observed
at the time of the inspection.

The spacing of balusters
and/
or spindles appeared to be
adequate
.

DOORS:

All doors
(interior and exterior)
wer
e inspected.
All ha
ndles and locks
were tested
.
There
were no

major defect
s

observed in the doors.

WINDOWS:

A representative number of
windows
that
were accessible
were tested and found to be
functional
. The windows consisted of
double pane
,

wood
,

casement

st
yle. Locks and mechanisms
were tested.

Multi pane windows are gas charged for insulation purposes. When a fogging between
the panes is visible, this is evidence of failing window seals and the insulation value has been
compromised.

Window seals can fail

at any time without showing evidence until temperature
changes
or other variables
make it visible.

There
was no

evidence of failing window seals at the
time of the inspection.
There
were no

major defects observed in the windows at the time of the
inspec
tion.

FIREPLACE:

The
gas log

fireplace
was

inspected.
There
were no

major defects observed in the fireplace
at the time of the inspection.

BASEMENT:

The basement
was not

finished at the tim
e of the inspection. There
was no

evidence of
moisture intrusion.

Moisture intrusion is common in any basement and frequent inspections are
recommended to determine if there is moisture intrusion.
There
were no

major defects observed in
the basement at the time of the inspection.

FLOOR STRUCTURE:

The

visible

f
loor structure consisted of
Silent floor I
-
joists

supporting
OSB

sheathing. There
was a
6
x12 inch

steel

beam and
3.5 inch

steel

colum
ns for main support. There
were no

major
defects found in the floor structure.




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FOUNDATION:

The foundation consisted of

poured concrete
. There

were

cracks

o
n the

walls

of the
found
ation

at the time of t
he inspection. Cracks in concrete are often a result of temperature
change due to seasons, moisture, and or settling/movement. It is important to monitor all

cracks to
dete
rmine if movement still exists. It is not possibl
e to determine if movement
exists
with one
inspection. There
was no

evidence of
significant
movement of the
foundation
at the tim
e of the
inspection. There
was no

evidence of moisture intrusion at the ti
me

of the inspection. There
were
no

major defects observed at the time of the inspection.

ATTIC:

Access to
the attic was obtained by a
scuttle

in the

garage

and bedroom closet.

The a
ttic
structure consisted of
2x6 wood rafters

supporting

OSB

sheathing. Collar ties
were

present at the
time of the inspection.

Ventilation was provided by
roof and soffit vents

and
appeared

to be
adequate. There was
12
-
15

inches of
loose fill

insulation at the time of the inspection.


Insulation
appeared

to be
adequate

by today’s standards
.
There
was no

evidence of moisture intrusion or
damage to the attic structure at the time

of the inspection. There
was no

evidence of

mold in the
attic at the time of the inspection. There

are many components of the attic

that were not visible for
inspection, since we do not disturb insulation during our inspection.

A
ny components covered by
insulation

were not inspected. There
were no

major defects found in the attic at the time of the
inspection.

HEATING AND COOLING S
YSTEM:

The heating and cooling systems were inspected by a licensed HVAC technician. Their
report is included at the end of this report.

Any defect observed in the heating and cooling systems
will be incorporated
in the summary of this report.


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R
EPORT
SUMMARY:

This summary report is intended to provide a convenient and cursory
preview of the more significant conditions and components that we have
identified within our report as needing service, but could be incomplete. It is
obviously not comprehensive,

and should not be used as a substitute for
reading the entire report
.

Also, in accordance with the terms of the contract,
the service recommendations that we make in this summary and throughout
the report should be completed well before the close of escrow by licensed
specialists, who may well identify additional defects or

recommend some
upgrades that could affect your evaluation of the property.


This report i
s the exclusive property of Vantage Point Property Inspections,

the
client whose name appears herewith,
and with the client’s permission, the real
estate agents repre
senting the buyer and seller. I
ts use by any unauthorized persons
is prohibited.


Safety Concerns:

1.

There was an area of movement in the concrete walkway that has created a trip hazard. It
is possible that the walkway will settle when the ground thaws.

If the walkway does not
settle back into level position, repairs should be made for safety.







2.
The driveway has heaved at the garage floor creating a trip hazard. It is possible that the
driveway will settle when the ground thaws.

If the
driveway does not settle back into level
position, repairs should be made for safety.








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3.
There were no arch fault circuit interrupters in use at the time of the inspection. It should
be considered as a safety upgrade, that arch fault circuit
interrupters are installed in all
bedrooms.

Maintenance

Defects:

4.
There was eroded dirt under the edge of the patio that should be filled to prevent settling
and cracking. There is an area of the patio that was chipped or damaged. Repairs should be
made

as needed to prevent moisture intrusion and further damage.







5.
There were areas of wood siding and trim in need of caulk and paint. It is important to
maintain sealant to prevent moisture intrusion and possible damage.






6.
There wer
e several damaged and removed downspo
ut extensions that need to be
attached.








7.
Copper supply pipes were removed at the water meter and the plumbing system could not
be tested.

A licensed plumber should make repairs to the copper supply p
ipes and further
evaluate the plumbing system.






8.
The ISE garbage disposal was tested and found to be locked up. R
epairs should be made as
needed.


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9. The condensate drain line on the furnace is leaking at the plenum. R
epairs should be made
as needed

by a licensed HVAC professional.