cornerstone residential inspections - richard cummings 1234 … · 2018-05-29 · may 25, 2018 dear...

Richard Cummings

1234 Sample House Rd.

Oklahoma City, OK 73142

RICHARD CUMMINGS

Monday, June 4, 2018

Cornerstone Residential Inspections, LLC

14517 Sedona Drive

Oklahoma City, OK 73142

405-808-3600

Okla. Lic.# 1038

[email protected]

www.csinspect.com

May 25, 2018

Dear Richard Cummings,

RE: Report No. 1748, v.21234 Sample House Rd.Oklahoma City, OK73142

Here is your Inspection Report and again thank you for choosing Cornerstone Residential Inspections. The mainobjective of the home inspection is to assist you in making an informed decision with the primary focus on identifyingsignificant items that may affect that decision.

I hope you've found the inspection and the resulting report to be beneficial. Please read the report in its entirety and donot hesitate to call me Prior To Closing if you have questions or need any further clarification.

Thank you again,

Sincerely,

Richard Cummingson behalf ofCornerstone Residential Inspections, LLC

Cornerstone Residential Inspections,LLC

14517 Sedona DriveOklahoma City, OK 73142

405-808-3600Okla. Lic.# 1038

SUMMARY

SUMMARYThe summary generally focuses on the issues of greatest concern although the summary should not be considered asubstitute for reading the entire report as additional information will appear in the full report.

There are some important things you should be aware of when taking possession of a home. These are detailed in thepriority maintenance document, which you can access by clicking on the link below.

Priority Maintenance Items

Roofing

SLOPED ROOFING \ Composition shinglesCondition: DamageThere are several missing or damaged shingles (example pictured) that need repair or replacement.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Roof - Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible

SLOPED ROOF FLASHINGS \ Pipe/stack flashingsCondition: DamageThe rubber collar of the plumbing waste vent flashing has deteriorated. It is not water proof in its current state and shouldbe repaired or replaced.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Roof - RearTask: Repair or Replacement RecommendedTime: As Soon As Possible

SLOPED ROOF FLASHINGS \ Drip edge flashingsCondition: MissingDrip and rake edge flashings help protect the facias, facia trim, soffits and the roof decking from moisture damagecaused by capillary action, wind-driven rain and snow as well as improper gutter drainage. The most current standardsrequire these flashings and I recommend monitoring these areas annually for any signs of damage and adding theseflashings at the next re-roofing.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: All SidesTask: Monitoring RecommendedTime: Annually

1234 Sample House Rd., Oklahoma City, OK June 4, 2018

Report No. 1748, v.2

Page 1 of 32

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

REFERENCE

http://www.inspectionlibrary.com/maintenance.html

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=179&DROPDOWN=22932



SUMMARY

Exterior

WALLS \ Soffits and fasciaCondition: RotThere is wood rot of the trim above the East dormer window due to the missing drip edge flashings. I recommend repairto prevent further damage.Implication(s): Weakened structureLocation: East SideTask: Repair or Replacement RecommendedTime: As Soon As Possible

Condition: Loose or missing piecesThere is a soffit vent screen in front that is missing allowing the possibility of pest intrusion.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering buildingLocation: FrontTask: Repair RecommendedTime: As Soon As Possible

EXTERIOR GLASS/WINDOWS \ GeneralCondition: Lintel rustingThe metal window lintels (2) in the front are rusting. I recommend cleaning, priming and painting to prevent further rustingand maintain thereafter.Implication(s): Weakened structure | Chance of movementLocation: FrontTask: Repair RecommendedTime: As Soon As Possible

Structure

RECOMMENDATIONS \ OverviewCondition: No structure recommendations are offered as a result of this inspection.

Electrical

DISTRIBUTION SYSTEM \ Junction boxesCondition: Cover loose or missingThere is an open junction box (cover missing - pictured) that needs repair as soon as possible.Implication(s): Electric shock | Fire hazardLocation: AtticTask: Repair RecommendedTime: As Soon As Possible



Page 2 of 32


REFERENCE





SUMMARY

Heating

GAS FURNACE \ Ducts, registers and grillesCondition: Rust (in-slab ducts)All of the observed floor registers have common debris in them and several have areas of rust. I recommend cleaningand further examination by a qualified duct cleaning/ scoping contractor.Implication(s): Increased heating costs | Reduced comfortLocation: Various LocationsTask: Further Evaluation and Repair or Replacement RecommendedTime: As Soon As Possible

CHIMNEY AND VENT \ Masonry chimney capCondition: CrackedThe chimney cap needs replacement and note also that there are several bricks missing.Implication(s): Chance of water damage to contents, finishes and/or structure | Shortened life expectancy of materialLocation: RearTask: Replacement RecommendedTime: As Soon As Possible

Cooling & Heat Pump

AIR CONDITIONING \ Air cooled condenser coilCondition: DirtyThe A/C coil is in need of cleaning.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West SideTask: Cleaning RecommendedTime: As Soon As Possible

AIR CONDITIONING \ Refrigerant linesCondition: Insulation - missingThe refrigerant line insulation is missing and/ or deteriorated. The large-diameter line (suction line) should be insulatedalong its entire length. The insulation has two functions: The first, to prevent the suction line from sweating and drippingwater inside the house and secondly, to prevent the suction line from heating up outdoors on its way to the compressor.We are trying to remove heat from inside and carry it outside and so we don't want to collect more outdoor heat in thesuction line before it goes into the compressor.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West SideTask: Replacement RecommendedTime: As Soon As Possible



Page 3 of 32


REFERENCE





SUMMARY

Insulation and Ventilation

RECOMMENDATIONS \ OverviewCondition: No insulation recommendations are offered as a result of this inspection.

Plumbing

WATER HEATER \ Temperature/pressure relief valveCondition: Inappropriate material has been used for the TPR discharge tube. This material will not withstand theextreme temperatures should the valve open and should be replaced with copper or CPVC as a safety precaution.Location: Garage - Mechanical ClosetTask: Replacement RecommendedTime: As Soon As Possible

WATER HEATER - GAS BURNER AND VENTING \ Gas pipingCondition: Inappropriate materialsCopper should not be used as a gas line as the odorants added to natural gas can have a corrosive effect and can createline perforations.Implication(s): Fire or explosionLocation: Garage - Mechanical ClosetTask: Replacement RecommendedTime: As Soon As Possible

WATER HEATER - GAS BURNER AND VENTING \ Venting systemCondition: Combustible clearanceThe water heater vent is in contact with the drywall and attic insulation. There should be a 1" clearance between both.Implication(s): Fire hazardLocation: Garage - Mechanical ClosetTask: Repair RecommendedTime: As Soon As Possible

WASTE PLUMBING \ Traps - installationCondition: Nonstandard shape or materialThe pictured trap arm should be replaced as this type is prone to catching debris and easily leads to clogging.Implication(s): Reduced operability | Fixtures slow to drainLocation: KitchenTask: Replacement RecommendedTime: At Clients Discretion

WASTE PLUMBING \ Venting systemCondition: One or more of the plumbing vent stack pipes are to short. The minimum height required for proper ventingand protection from snow cover is 6". I recommend repair.Location: Roof - West EndTask: Repair RecommendedTime: As Soon As Possible



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REFERENCE




SUMMARY

Interior

WINDOWS \ GeneralCondition: Water leaksImplication(s): Chance of damage to finishes and structure | Chance of damage to structureLocation: Family RoomTask: Repair or Replacement RecommendedTime: As Soon As Possible

GARAGE \ Vehicle door operatorsCondition: Sensors poorly locatedThe reversing sensors are ineffective as they are positioned to high on the overhead garage door. The sensors should belowered to a height of 6" above the garage floor.Implication(s): Physical injuryLocation: GarageTask: Repair RecommendedTime: As Soon As Possible

APPLIANCES \ DishwasherCondition: Every dishwasher installation manual requires a high loop underneath the sink to prevent the potential ofbackflow into the dishwasher.Location: KitchenTask: Repair RecommendedTime: As Soon As Possible

APPLIANCES \ Waste disposalCondition: The wiring clamp is missing from the bottom of the disposal.The wiring should be secured with a wiringclamp to prevent the sharp edges of the hole from damaging the insulation or the wiring being pulled loose, either ofwhich could result in the disposal becoming energized resulting in a possible shock.Location: KitchenTask: Repair RecommendedTime: As Soon As Possible

FULL REPORTThe following report was strictly visual in nature and addressed only accessible systems or components. Mechanicalsystems were only operated using the normal homeowner controls at the time of the inspection. All components orsystems noted in the "Description" sections have been inspected as required by the State of Oklahoma and TheAmerican Society of Home InspectorsThe "Findings and Recommendations" section is most important as it is here where any deficiencies, associatedrecommendations and suggested correction time frames are noted. It is equally important that remedies of any issuesand their associated costs should always be fully understood Prior To Closing and that any subsequent repairs shouldalways be made by licensed or qualified contractors.

If there are any questions, please do not hesitate to call for clarification PRIOR TO CLOSING.

Home Improvement - ballpark costs



Page 5 of 32


REFERENCE


http://www.inspectionlibrary.com/costs.html

ROOFING

Findings & Recommendations

SLOPED ROOFING \ Composition shingles1. Condition: DamageThere are several missing or damaged shingles (example pictured) that need repair or replacement.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Roof - Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible

1. example

SLOPED ROOF FLASHINGS \ Pipe/stack flashings2. Condition: DamageThe rubber collar of the plumbing waste vent flashing has deteriorated. It is not water proof in its current state and shouldbe repaired or replaced.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Roof - RearTask: Repair or Replacement RecommendedTime: As Soon As Possible



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REFERENCE



ROOFING

2.

SLOPED ROOF FLASHINGS \ Drip edge flashings3. Condition: MissingDrip and rake edge flashings help protect the facias, facia trim, soffits and the roof decking from moisture damagecaused by capillary action, wind-driven rain and snow as well as improper gutter drainage. The most current standardsrequire these flashings and I recommend monitoring these areas annually for any signs of damage and adding theseflashings at the next re-roofing.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: All SidesTask: Monitoring RecommendedTime: Annually



Page 7 of 32


REFERENCE


ROOFING

System or Componet Description

Sloped roofing material: The shingles on this roof are referred to as "Dimensional" or"Architectural" shingles. They're a heavier grade of composition shingle consisting of a cellulose or fiberglass matcovered with asphalt and impregnated with colored gravel granules offering better fire resistance and generally a longerlife as well as providing a nicer appearance. Note: There is one layer of shingles on this roof unless otherwise noted inthe "Findings and Recommendations" section

Methods, Limitations and Exclusions

Inspection performed: By walking on roof



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REFERENCE

EXTERIOR


WALLS \ Soffits and fascia4. Condition: RotThere is wood rot of the trim above the East dormer window due to the missing drip edge flashings. I recommend repairto prevent further damage.Implication(s): Weakened structureLocation: East SideTask: Repair or Replacement RecommendedTime: As Soon As Possible

3.

5. Condition: Loose or missing piecesThere is a soffit vent screen in front that is missing allowing the possibility of pest intrusion.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering buildingLocation: FrontTask: Repair RecommendedTime: As Soon As Possible



Page 9 of 32


REFERENCE



EXTERIOR

4.

EXTERIOR GLASS/WINDOWS \ General6. Condition: Lintel rustingThe metal window lintels (2) in the front are rusting. I recommend cleaning, priming and painting to prevent further rustingand maintain thereafter.Implication(s): Weakened structure | Chance of movementLocation: FrontTask: Repair RecommendedTime: As Soon As Possible

5. example



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REFERENCE


EXTERIOR


Gutter & downspout material: Aluminum

Downspout discharge: There is both above and below ground gutter discharge.

Lot slope: Flat

Soffit and fascia: Plywood/ OSB

Wall surfaces and trim: Brick Hardboard, plywood or OSB

Driveway: Concrete

Walkway: Concrete

Porch: Concrete

Patio: Concrete

Fence: Wood

Garage: Attached three car garage


General: The researching of building permits is beyond the scope of home inspectors. Inquire with sellers if there havebeen any major additions or remodeling of the original structure and if so, are there permits for such.

Exterior inspected from: Ground level

Environmental issues are outside the scope of a home inspection: This inspection, as outlined in the InspectionAgreement, does not determine the presence on the exterior of potentially hazardous plants, insects, animals, wooddestroying organisms, mold, spores, mildew, fungi, toxins, carcinogens, contaminants in the soil, water, air, or buildingmaterials such as roofing, siding or walls or other environmental health hazards such as electromagnetic fields, proximityto toxic waste sites, irritants, odors, pollutants or other toxic materials in or around the building.



Page 11 of 32


REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=200&DROPDOWN=190




STRUCTURE


General7. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overallstructure and structural elements of the building are sound. Cornerstone Residential Inspections suggests that if you areat all uncomfortable with this condition or our assessment, a structural engineer be consulted to independently evaluateany specific concern or condition, prior to closing.

RECOMMENDATIONS \ Overview8. Condition: No structure recommendations are offered as a result of this inspection.


Configuration: Slab-on-grade

Floor construction: Slab - concrete

Exterior wall construction: Wood frame / Brick veneer

Roof and ceiling framing: Rafters/ceiling joists Oriented Strand Board (OSB) sheathing


Attic/roof space: The attic was entered, however, the inspection was limited as the attic space was not completelytraversed due to one or more of the following reasons: The ceiling joists were not visible preventing safe footing due toinsulation, the roofing structure configuration (truss/ rafter system) did not allow enough head room, HVAC duct work wasblocking safe passage, stored personal items blocked passage or fully traversing poses a hazard to the inspector orproperty.



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REFERENCE




ELECTRICAL


General9. GFCI outlets have differing life expectancies depending on the manufacturer and should be routinely tested andreplaced if test fails .In addition, GFCI outlets have been known to trip during electrical storms, therefore, it is not advisedto use a GFCI for refrigerators, freezers or sump pumps.

10. It is recommended that Smoke Alarms be installed in every bedroom, outside of every bedroom and in all livingareas except the kitchen. Smoke detector batteries should be checked monthly and changed annually including thehardwired models with battery backup. Recent research indicates that photoelectric alarms are a better choice thanionization alarms because they are the most reliable and give the most advanced warnings when a fire breaks out. Theapproximate life expectancy of smoke detectors is 10 years and it is recommended that unless the age of the existingdetectors is known and the house is more than 10 years old, replacement be made. It is further recommended thatCarbon Monoxide Detectors should always be installed on each level of the house as they are an important safety item.The average life expectancy for these detectors is from 5-7 years, therefore, replacement is recommended at least everyseven years but check the manufactures instructions to determine if replacement should occur sooner.

DISTRIBUTION SYSTEM \ Junction boxes11. Condition: Cover loose or missingThere is an open junction box (cover missing - pictured) that needs repair as soon as possible.Implication(s): Electric shock | Fire hazardLocation: AtticTask: Repair RecommendedTime: As Soon As Possible

6.



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REFERENCE


ELECTRICAL


Service entrance cable and location: Underground copper

Service size: Ampacity of the electrical service is determined by comparing the lowest of the capacities of: incomingservice cable capacity, service meter capacity, or main power panel rating. The lowest of these three components isconsidered the overriding factor and the above noted capacity was determined using this guideline.

Service size: 200 Amps (240 Volts)

System grounding material and type: Copper - Ufer

Distribution panel type and location:Breakers - garage

The main disconnect (shutoff) is contained within the distribution panel (breaker panel) which is commonly referred to asa combination panel.

Distribution panel rating: 200 Amps

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): There are GFCI protected outlets in all the currentlyrecommended locations (approximate year requirement began): All exterior outlets except those not readily accessiblewith weather protecting cover (1973), bathroom outlets (1975) including jetted tubs (1987), garage outlets (1978), kitchenoutlets within 6' of sink (1987) including the dishwasher outlet (2014), outlets within 6' of non-kitchen sinks, such aslaundry (1993) and wet bars (2005), crawl spaces and all unfinished basement outlets (1990). Note: Not all municipalitiesrequire the above national standards but they are recommended.

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): AFCI - panel

Smoke detectors: Present

Carbon monoxide (CO) detectors: Present


General: The testing of, type identification and age verification of smoke and carbon monoxide detectors is beyond thescope of this inspection. Photoelectric smoke alarms are the recommended type.

General: Only outlets that are readily accessible and not in use are tested. The testing of Arc Fault Circuit Interrupters(AFCI Breakers) if present and the house is occupied are excluded from this inspection. Tripping these breakers shuts offall power to the circuit requiring the resetting of anything plugged into them - clocks, timers, computers etc. It isrecommended that these breakers be tested at move in before anything requiring resetting has been plugged into themand then tested monthly thereafter.

System ground: Quality of ground not determined

Circuit labels: The accuracy of the circuit index (labels) was not verified.



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REFERENCE










HEATING


General12. The National Fire Protection Association recommends a Level 2 chimney inspection when a real estate transactionhas taken place. It also recommends that a professional Chimney Sweep examine and clean the chimney annually.Cleaning helps prevent chimney fires, a leading cause of house fires and allows the Sweep to inspect the structuralintegrity of the chimney from the inside.

GAS FURNACE \ Ducts, registers and grilles13. Condition: Rust (in-slab ducts)All of the observed floor registers have common debris in them and several have areas of rust. I recommend cleaningand further examination by a qualified duct cleaning/ scoping contractor.Implication(s): Increased heating costs | Reduced comfortLocation: Various LocationsTask: Further Evaluation and Repair or Replacement RecommendedTime: As Soon As Possible



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REFERENCE


HEATING

7. example

CHIMNEY AND VENT \ Masonry chimney cap14. Condition: CrackedThe chimney cap needs replacement and note also that there are several bricks missing.Implication(s): Chance of water damage to contents, finishes and/or structure | Shortened life expectancy of materialLocation: RearTask: Replacement RecommendedTime: As Soon As Possible



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REFERENCE


HEATING

8.


System type: Forced Warm Air Furnace - Gas fired

Furnace manufacturer:Trane

Model number: MI40T6FBN Serial number: 0933J001441

Heat distribution: Ducts and registers



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REFERENCE


HEATING

Approximate capacity: 140,000 BTU/hr

Efficiency: Conventional

Exhaust venting method: Fan assisted draft

Approximate age:6 years

Manufactured - February 2012

Typical life expectancy: The "average" life expectancy of a furnace is 16-20 years.

Main fuel shut off at:Meter

The gas meter is the preferred gas shut off although the furnace, as do all gas appliances, has it's own gas shut off in thegas line (at the furnace). The electrical disconnect will be either a switch or the pulling of the electrical cord from theoutlet at the furnace. The furnace electrical may also be disconnected by throwing the furnace "breaker" in the electricalpanel.

Temperature difference: The furnace temperature output is within the manufacturers specifications.

Exhaust pipe (vent connector): Type B

Fireplace/stove: Wood-burning fireplace

Chimney/vent: Masonry

Combustion air source: Interior of building


Inspection prevented/limited by: The deep interior inspection or "scoping" of the in slab duct work isbeyond the scope of home inspectors. No comment is offered of the in slab duct work condition beyond what can beseen by removing the register grills and then only of those that are readily accessible.

Fireplace/wood stove: Quality of chimney draw cannot be determined

Heat exchanger: Not accessible



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REFERENCE





COOLING & HEAT PUMP


General15. As a precautionary reminder: Operating cooling systems which are "shut down" and/ or where theoutdoor temperatures have not been a continuous 65 degrees or higher for the 24 hour period preceding activationwithout proper preparation risks costly damage to the compressor or other components.

AIR CONDITIONING \ Air cooled condenser coil16. Condition: DirtyThe A/C coil is in need of cleaning.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West SideTask: Cleaning RecommendedTime: As Soon As Possible

9.

AIR CONDITIONING \ Refrigerant lines17. Condition: Insulation - missingThe refrigerant line insulation is missing and/ or deteriorated. The large-diameter line (suction line) should be insulatedalong its entire length. The insulation has two functions: The first, to prevent the suction line from sweating and drippingwater inside the house and secondly, to prevent the suction line from heating up outdoors on its way to the compressor.We are trying to remove heat from inside and carry it outside and so we don't want to collect more outdoor heat in thesuction line before it goes into the compressor.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West SideTask: Replacement RecommendedTime: As Soon As Possible



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REFERENCE



COOLING & HEAT PUMP


Air conditioning type: Air Cooled Split System - Compressor type is electric

Manufacturer:Trane

Model number: RG240T6N Serial number: GH5D302F271100212

Cooling capacity: 4 Tons

Compressor approximate age:6 years

Manufactured - March 2012

Typical life expectancy: 12 to15 years

Temperature difference: The temperature differential is within the recommended range of 14-22 degrees.



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REFERENCE


COOLING & HEAT PUMP


General: COOLING SYSTEM INSPECTION LIMITATION: This inspection is not technically exhaustive. It includes acheck for normal temperature differential between input and output air, unusual operating noises, visible damage ordefects, and a variety of other possible defects.

Not part of a home inspection: The deep interior inspection or "scoping" of the in slab duct work is beyondthe scope of home inspectors. No comment is offered of the in slab duct work condition beyond what can be seen byremoving the register grills and then only of those that are readily accessible.

Not part of a home inspection: Home inspectors cannot typically access or inspect the indoor coil Home inspectorsdo not verify that the size of the indoor coil matches the outdoor coil



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REFERENCE

INSULATION AND VENTILATION


RECOMMENDATIONS \ Overview18. Condition: No insulation recommendations are offered as a result of this inspection.


Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: Approximately R-35 value The current R-value recommendations for atticinsulation in Oklahoma is R-38.

Attic/roof air/vapor barrier: None found

Attic/roof ventilation: Roof and soffit vents

Wall insulation material: Not visible


Attic inspection performed: The attic was entered, however, the inspection was limited as the attic space was notcompletely traversed due to one or more of the following reasons: The ceiling joists were not visible preventing safefooting due to insulation, the roofing structure configuration (truss/ rafter system) did not allow enough head room, HVACduct work was blocking safe passage, stored personal items blocked passage or fully traversing poses a hazard to theinspector or property.



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PLUMBING


WATER HEATER \ Temperature/pressure relief valve19. Condition: Inappropriate material has been used for the TPR discharge tube. This material will not withstand theextreme temperatures should the valve open and should be replaced with copper or CPVC as a safety precaution.Location: Garage - Mechanical ClosetTask: Replacement RecommendedTime: As Soon As Possible

10.

WATER HEATER - GAS BURNER AND VENTING \ Gas piping20. Condition: Inappropriate materialsCopper should not be used as a gas line as the odorants added to natural gas can have a corrosive effect and can createline perforations.Implication(s): Fire or explosionLocation: Garage - Mechanical ClosetTask: Replacement RecommendedTime: As Soon As Possible



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PLUMBING

11.

WATER HEATER - GAS BURNER AND VENTING \ Venting system21. Condition: Combustible clearanceThe water heater vent is in contact with the drywall and attic insulation. There should be a 1" clearance between both.Implication(s): Fire hazardLocation: Garage - Mechanical ClosetTask: Repair RecommendedTime: As Soon As Possible



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PLUMBING

12.

WASTE PLUMBING \ Traps - installation22. Condition: Nonstandard shape or materialThe pictured trap arm should be replaced as this type is prone to catching debris and easily leads to clogging.Implication(s): Reduced operability | Fixtures slow to drainLocation: KitchenTask: Replacement RecommendedTime: At Clients Discretion

13.

WASTE PLUMBING \ Venting system23. Condition: One or more of the plumbing vent stack pipes are to short. The minimum height required for properventing and protection from snow cover is 6". I recommend repair.Location: Roof - West EndTask: Repair Recommended



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PLUMBING

Time: As Soon As Possible

14.


Water supply source: Public

Service piping into building: Not visible

Supply piping in building: PEX (cross-linked Polyethylene)

Main water shut off valve at the: Meter

Water flow and pressure:Functional

The water pressure measured at the front hose bib was 74 psi. Normal range is 40- 80 psi.

Water heater type: Conventional

Water heater fuel/energy source: Gas

Water heater exhaust venting method: Natural draft

Water heater manufacturer: WhirlpoolModel number: GS640YBRT Serial number: K20259165

Tank capacity: 50 gallons

Water heater approximate age:4 years

Manufactured - April 2014

Typical life expectancy: 8 to 12 years

Waste disposal system: Clean out location:Note: Backyard

Waste and vent piping in building: PVC plastic



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PLUMBING

Floor drain location: None found

Gas piping: Steel

Main fuel shut off valve at the:Gas meter

The gas meter is the preferred gas shut off although the water heater, as do all gas appliances, has it's own gas shut offin the gas line (at the water heater).

Exterior hose bibb (outdoor faucet): Present Frost free


Items excluded from a building inspection: Water quality Isolating/relief valves & main shut-off valve Concealedplumbing Tub/sink overflows Water treatment equipment Water heater relief valves are not tested Landscapeirrigation system



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INTERIOR


General24. As appliances are not moved during an inspection be sure to check the floor condition under the existing appliancesat the final walk through.

WINDOWS \ General25. Condition: Water leaksImplication(s): Chance of damage to finishes and structure | Chance of damage to structureLocation: Family RoomTask: Repair or Replacement RecommendedTime: As Soon As Possible

15.

GARAGE \ Vehicle door operators26. Condition: Sensors poorly locatedThe reversing sensors are ineffective as they are positioned to high on the overhead garage door. The sensors should belowered to a height of 6" above the garage floor.Implication(s): Physical injuryLocation: GarageTask: Repair RecommendedTime: As Soon As Possible



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REFERENCE


INTERIOR

16.

APPLIANCES \ Dishwasher27. Condition: Every dishwasher installation manual requires a high loop underneath the sink to prevent the potential ofbackflow into the dishwasher.Location: KitchenTask: Repair RecommendedTime: As Soon As Possible



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REFERENCE

INTERIOR

17.

18.

APPLIANCES \ Waste disposal28. Condition: The wiring clamp is missing from the bottom of the disposal.The wiring should be secured with a wiringclamp to prevent the sharp edges of the hole from damaging the insulation or the wiring being pulled loose, either ofwhich could result in the disposal becoming energized resulting in a possible shock.Location: KitchenTask: Repair RecommendedTime: As Soon As Possible

19.



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INTERIOR


Major floor finishes: Carpet Laminate Tile

Major wall and ceiling finishes: Plaster/drywall

Windows: Single/double hung Vinyl

Glazing: Double

Exterior doors - type/material: Wood with glass window

Exterior doors - type/material: Wood

Doors: Inspected

Appliances: Built-in oven Gas range top

Appliances: Dishwasher Waste disposal Microwave oven Door bell

Laundry facilities: Hot/cold water supply Vented to outside 120-Volt outlet 240-Volt outlet Waste standpipeGas piping

Kitchen ventilation: Recirculating type

Bathroom ventilation: Exhaust fan

Counters and cabinets: Inspected


General: Only windows that are fully accessible are tested for functionality: opening/ closing, locks and tilt mechanisms.In addition, every attempt is made to view all windows, however, it is not always possible to detect a failed thermal seal ina double or triple pane window or a door glass, therefore, no comment is offered on the integrity of thermal seals otherthan as noted as obvious evidence.

Inspection limited/prevented by: Floor coverings

Inspection limited/prevented by: Storage in closets and cabinets / cupboards

Not included as part of a building inspection: Cosmetics, aesthetics or quality of finishes or decorative items.

Appliances: Self-cleaning features on ovens not tested Effectiveness of dishwasher drying cycle not testedAppliances are not moved during an inspection

Garage door opener: Garage door remote controls are not tested as a part of this inspection. Due to the frequency ofdamage to the overhead garage door(s) and/ or the chance of personal injury, the resistance-sensing auto-reversingcapabilities and door balance testing of overhead garage doors are excluded from this inspection.

Environmental issues are outside the scope of a home inspection : This inspection, as outlined in the InspectionAgreement, does not determine the presence on the interior of potentially hazardous plants, insects or animals including,but not limited to, wood destroying organisms, mold, spores, mildew, fungi, toxins, carcinogens and contaminants whichincludes building materials such as phenol-formaldehyde, urea-formaldehyde based insulation, fiberglass or vermiculiteinsulation, asbestos roofing, siding, wall, ceiling, floor finishes, insulation, fire proofing, lead paint, toxic or flammablechemicals, PCB's, other toxins, Radon Gas or toxic materials in the building.

END OF REPORT



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REFERENCE







REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS



Page 32 of 32


REFERENCE

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

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