home inspection report · edward scissorhands page 8 of 36 1970s 1800sf townhouse franklin...

Home Inspection Report

1970s 1800SF Townhouse Franklin Franklin, TN 37000

Inspection Date: January 678, 2018

Prepared For: Edward Scissorhands

[email protected] XXX-XXX-XXXX

Prepared By: Carlson Inspection LLC dba

Carlson Home Inspection Services www.nashvilleshomeinspector.com

[email protected] 615-228-4443

Report Number: XXXXXXX

Inspector:

Bill Carlson; P.E. (Louisiana Inactive) TN State Home Inspector License #63

Summary

STRUCTURE

1. Repair: The lateral bracing is missing at the attics. Trusses typically require lateral bracing to meet strength requirements and reduce the potential for warping and racking of the trusses. Evidence of significant warping or racking was not observed. Consideration should be given to installation of proper lateral bracing specified by a licensed structural engineer.

ROOFING

2. Repair: The roof surface was short shingled at the garage rear roof edge. A drip edge flashing or an additional row of matching shingles should be installed below the shingle starter row to extend the surface further out over the gutter and protect the roof decking. The gutters in this area also require resecuring to the eaves fascia.

3. Repair: Nail heads are exposed at roof ridge shingles, flashings, and vent penetrations. They should be sealed to reduce risk of leaks.

4. Repair: The roofing is older and exhibits significant general wear and likely requires replacement. Indications of general wear include minor shingle edge curl, missing aggregate, unadhered seal strips, organic staining, active leakage around the chimney resulting in damaged decking, and 7 missing shingles. A licensed roofing contractor should be contacted to evaluate the roof surface and perform repairs/replacement.

Carlson Home InspectionEdward Scissorhands

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1970s 1800SF Townhouse FranklinFranklin, TN 37000

2014 Carlson Inspection, LLC Seeing - Knowing - Caring

ROOFING (Continued) ((Rating)) (continued)

Actively wet area.

Wet area with damaged decking.

5. Repair: The counter flashing is rusty and should be prepped and painted to match or should be replaced at the front roofline.

6. Repair: Leaks in the gutters should be sealed with sealant from the interior at the west side.


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Summary (Continued) Summary (Continued)7. Repair: The downspouts should discharge water at least 10 feet from the house

on soil graded away from the foundation. Storm water should be encouraged to flow away from the building at the point of discharge. This is a common contributor to water in crawl spaces and basements.

8. Repair: The old galvanized gutters and downspouts exhibit leakage and corrosion and should be replaced.

9. Repair: The gutters require cleaning to avoid spilling roof runoff around the building - a potential source of water entry or water damage.

EXTERIOR

10. Repair: The siding is of a non-weatherproof composite material. This siding will need to be maintained caulked and painted to prevent rot. The condition of the siding is currently good with minor repairs acquired at the lower course at the southwest corner.


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EXTERIOR (Continued) ((Rating)) (continued)

11. Repair: Minor cracks were observed on the exterior brick veneer walls of the house at the front roof line. This implies that minor/typical structural movement has occurred as the veneer is supported by the framing in the area. It is noted that the veneer is not a structural component supporting the home. The location, size, and shape of these cracks are typical for the age of the building. Cracks should be sealed with clear sealant to prevent moisture passage and the areas should be monitored for ongoing cracking indicating active movement. A masonry repair can also be performed but may be cosmetically more noticeable.

12. Improve:,Safety: Consideration should be given to installing proper fire separation barriers to the garage. Doors to living space from the garage should also be fire rated. This was not required when the home was built.

13. Repair: Cracks in the rear patio should be sealed to prevent moisture passage.

14. Repair: The wood porch columns are rotted at the base. Column and column base trim should be replaced with wood where rotted and be prepped, caulked at gaps, and painted to match.


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EXTERIOR (Continued) ((Rating)) (continued)

15. Repair: The mailbox is corroded and loose and should be prepped and painted and secured.

16. Safety: The walkway has settled creating a trip hazard. The elevation change can be eliminated with concrete application but demo and repair would be required for a permanent repair.

17. Repair: Vines growing on exterior walls should be removed to reduce maintenance and the potential of damage to the exterior wall coverings.


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Summary (Continued) Summary (Continued)18. Repair: The rotted top fence trim should be replaced to match.

ELECTRICAL

19. Query:,Safety: The main electrical disconnect panel is manufactured by Zinsco/ Sylvania and is an obsolete model. There have been reports of aluminum oxide build-up on the bus bars increasing resistance and causing overheating. Evidence of aluminum oxide build-up or over heating was not observed in this panel but circuit breakers were not removed as this is outside the scope of inspection. New parts are also not available for these panels and salvaged parts must be used when expanded or serviced. Consideration should be given to replacing this equipment. Additional information can be obtained by consulting with a licensed electrician and/or searching the internet with keywords "Zinsco and Sylvania".

20. Repair: Missing screws (1) at the main disconnect electrical panel cover should be installed and should be blunt ended panel trim screws to reduce the potential of mechanical damage to wiring when servicing.

21. Repair: Sharp ended screws (1) at the HVAC air handler electrical sub-panel cover should be replaced with blunt ended screws to reduce the potential of mechanical damage to wiring when servicing.

22. Repair: Exposed wiring cable on interior/exterior finishes should be relocated within walls or be protected by conduit at the HVAC air handler and garage. The garage wiring is plugged in which is improper. This wiring should be removed


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ELECTRICAL (Continued) ((Rating)) (continued)

23. Repair: Extension cords should not be used as permanent electrical wiring. A proper hard wired receptacle outlet should be installed within reach of the appliance cord at the garage door opener.

24. Repair: There is an animal chewed section of wiring in the attic near the chimney that should be properly replaced.

25. Improve:,Safety: The installation of ground fault circuit interrupter electrical outlets (GFCI) is recommended at the kitchen counters away from the sink and garage. GFCI protection was not required in these locations when the home was built. Care should be taken to not protect outlets serving refrigeration equipment. A GFCI offers increased protection from shock or electrocution.


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Summary (Continued) Summary (Continued)26. Repair: An electrical outlet has reversed polarity (i.e. it is wired backwards)

left of the kitchen sink. This outlet and the circuit should be investigated and be repaired to have proper polarity.

27. Repair: An electrical switch cover screw is missing at the front door. It should be installed. 28. Repair: The lights are inoperative at the foyer hanging light (1) and 2nd level middle bedroom closet. The bulbs should

be replaced. If the bulbs are not blown, the circuits should be investigated and be made operable. 29. Repair: A light should be operable by wall switch upon entering a room at the

second level rear bedroom. A wall switch controlling an electrical outlet for a lamp was not observed either as the wall switch near the door has been blanked off. This should be corrected.

30. Note: Overhead lighting is not present in the bedrooms. If ceiling fans are needed proper junction boxes will need to be installed and wired by a licensed electrician.

31. Improve:,Safety: The installation of smoke detectors inside sleeping areas and garage is recommended. This may not have been required when the home was built.

32. Safety: The smoke detector in the second level hallway is non-functional and should be replaced.

HEATING

33. Monitor: As is not uncommon for homes of this age and location, the heating system is older. It may require a slightly higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.


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Summary (Continued) Summary (Continued)34. Repair: The HVAC air handler casing cover is displaced and should be

reinstalled.

35. Repair: The HVAC filter configuration allows notable air bypass to the air handler. The evaporator coil is likely fouled as and possibly the duct work as well. a licensed HVAC technician should be contacted to evaluate and repair as needed and a professional duct cleaning should be performed.

36. Improve: The heat source for the home is central electric resistance heat coils. The HVAC system is not a heat pump. Resistance heating is less efficient and more costly to operate than a heat pump. The past winter electric bills for the home should be reviewed. This will likely be exacerbated due to the age of the unit. Consideration should be given to installing a modern heat pump system to improve the energy efficiency of the system.

37. Improve: No HVAC return vent was present at the 2nd level and the unit air handler is located in the lower sections of the home. Cool conditioned air will have to be pushed to the 2nd level and does not have recirculation back to the unit. The 2nd level will likely be warm in the summer when the main level is comfortable. Possible repair strategies would include installation of supplemental cooling at the 2nd level or installation of a return vent at the 2nd level in conjunction with reconfiguration of the system to be zoned. Installation of a zoned system may or may not be possible in this case. Adding insulation in the attic and ceiling fans in the bedrooms may be beneficial as well.

COOLING/HEAT PUMPS

38. Monitor: As is not uncommon for homes of this age and location, the cooling system is older. It may require a slightly higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.

39. Repair: The condensate line for air conditioning system should be trapped.


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Summary (Continued)40. Repair: The exterior electrical disconnect panel circuit breaker for the HVAC system is oversized; 60 Amps @ unit and

40 Amps at Main disconnect panel. The data plate recommends a maximum breaker size of 30 Amps. A proper sized circuit breaker should be installed. It is noted the electrical disconnect panel at the unit is notably corroded and the cover screws were seized. Breakers for these types of panels also are no longer available. The disconnect panel likely will require replacement.

Corroded panel with seized

screws.

INSULATION/VENTILATION

41. Improve: Attic insulation improvements may be cost effective, depending on the anticipated term of ownership. Current recommended attic insulation levels are R-38 or approx. 15" of loose blown fiberglass.

Compressed insulation around the chimney area.

42. Repair: Insulation is compressed in the attic likely from animal presence. The area should be re-insulated to R-38 levels.


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Summary (Continued) Summary (Continued)43. Repair: The gable vent screening is displaced and is the likely animal entry

location to this space and should be reinstalled.

PLUMBING

44. Repair: The water meter valve box at the rear yard was filled with soil and debris making the meter in accessible. This should be corrected

45. Note: The plumbing was mostly not visible located in walls and in the slab. 46. Monitor: Although mostly not visible, the drain piping for the home is likely cast iron indicated by cast iron plumbing

vents visible from the attic. This material is likely set in the slab and does deteriorate over time. Inspection of non-visible piping is outside the scope of inspection. It may be possible to perform a video inspection internally of piping located in slabs and should be considered.

47. Monitor: The water heater is an old unit that may be approaching the end of its useful life. It would be wise to budget for a new unit. One cannot predict with certainty when replacement will become necessary.

48. Repair: The water heater drain pan connection and typing should be an in 1 and 1/2 inch in diameter to properly drain in the case of a significant tank failure.


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Summary (Continued) Summary (Continued)49. Repair: The kitchen sink sprayer is leaky at the handle button after use. The

sprayer should be replaced.

50. Repair: The first level toilet tank to bowl junction is leaking after flushing and should be properly repaired.

51. Repair: The first level bathroom toilet tank lid is damaged and should be replaced. It is noted the lid is still functional.

52. Repair: The rear exterior hose bib faucet is drippy and should be repaired or replaced.

53. Monitor: The rear hose bib is loose and should be secured to the siding and be sealed. 54. Repair: The hose bibs are not self draining and should be insulated in cold weather.


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Summary (Continued)55. Repair: The second level hall bathroom sink hot water faucet leaks at the

handle when operated. This should be properly repaired or the faucet should be replaced.

56. Repair: The the second level hall bathroom toilet tank flapper is deteriorated and should be replaced.

57. Repair: The bathroom bathtub sink drain stoppers are inoperable and should be properly repaired. 58. Repair: The master bathroom sink was observed to drain slowly, suggesting that an obstruction may exist. This should be

properly repaired. Venting issues can also cause drains to evacuate slowly. 59. Repair: The master bathroom toilet does not fill into the bowl fill tube after

flushing. The fill valve likely requires replacement. Repairs should be performed.

60. Repair: The master bathroom shower head leeks at the riser connection and should be repaired.


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Summary (Continued)61. Repair: The bathroom exhaust fans discharge into the attic. Moist air streams

should discharge directly to the exterior through proper termination louvers.

62. Repair: In general most of the plumbing fixtures are original to the home and replacement should be considered.

INTERIOR

63. Repair:,Query: Water staining was observed at the kitchen ceiling and second level rear bedroom closet ceiling. The sellers should be asked the circumstances around this staining as it is unclear these are active leaks. The areas did not appear to be wet and it had been raining. The areas should be repaired and painted to match after any leak repairs needed are performed.

64. Repair: Drywall nail pops were observed and should be repaired to match at the dining room.


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Summary (Continued) Summary (Continued)65. Repair: Wall board cracks were noted at the garage. Cracks should be repaired

to match and the areas monitored for ongoing cracking indicating active movement.

66. Repair: Evidence of prior wall board repair was observed at the master bathroom closet ceiling and second level rear bedroom ceiling. The areas should be repaired and painted to match.

67. Repair: The missing shoe molding trim at the kitchen eating area should be installed.

68. Repair: Doors should be trimmed or adjusted as necessary to not contact the jamb at the rear exterior door. 69. Repair: The rear exterior door handset is loose and should be secured. 70. Repair: Door stoppers should be added where missing at the second level bedrooms (2). 71. Repair: The door does not latch at the second level rear bedroom closet (1). This should be corrected. 72. Repair: The fireplace firebox refractory back section is cracked. Cracked panels should be replaced by a fireplace

specialist.


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INTERIOR (Continued) ((Rating)) (continued)

73. Repair: The kitchen countertop is loose and should be secured to the base cabinets left of the kitchen stove.

74. Repair: The the first level bathroom vanity toe kick is missing and should be installed.

75. Safety: The stairway railing is loose and should be secured. 76. Improve:,Safety: The height of the stairway railing is less than modern

standards require (30" vs 34"). Consideration should be given to improvement. This was likely not a requirement when the railing was installed.


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Summary (Continued)77. Note: Reporting on lead based paint, radon (unless contracted to do so), cockroaches, rodents, pesticides, treated lumber,

fungus, mercury, carbon monoxide or other similar environmental hazards is outside the scope of this inspection.

APPLIANCES

78. Safety: The stove anti tip bracket is missing and should be installed. 79. Repair: The door bell is inoperative. A proper operable door bell should be present. 80. Repair: The door bell button lights are inoperative. Proper operable door bell lights should be present.


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Table of Contents GENERAL INFORMATION 19

STRUCTURE 20

ROOFING 21

EXTERIOR 23

ELECTRICAL 25

HEATING 27

COOLING/HEAT PUMPS 29

INSULATION/VENTILATION 30

PLUMBING 31

INTERIOR 33

APPLIANCES 35

INVOICE 36


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GENERAL INFORMATIONInspector Name William Carlson Company Name Carlson Home Inspection

THE HOUSE IN PERSPECTIVE

This is an average quality 42 year (approx. age) old vacant condominium that has been maintained for the most part. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Repair: Denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Improve: Denotes a discretionary improvement to a system; or a change to a system not required due to a change in building requirements;

or a system not prepared for inspection Monitor: Denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. Query: Denotes a question to be asked of the seller or tradesperson or design professional. Note: Denotes information that is relevant to a sound understanding of the property. Safety: Denotes a condition that is unsafe and in need of prompt attention.

For the purpose of this report, it is assumed that the house faces North.

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. The ASHI Standards of Practice can be found at the end of this report and are made part of the inspection. This inspection is visual only. A representative sample of building components is viewed in areas that are accessible at the time of the inspection only. No destructive testing or dismantling of building components is performed. Any leaks or prior leaks from water entering the exterior envelope of the home or from plumbing or any other source may include the presence; visible or not-visible, of mold. Determination of mold is outside the scope of this inspection. It is the goal of the inspection to put a homebuyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

WEATHER CONDITIONS

Rainy weather conditions prevailed at the time of the inspection. The Estimated outside temperature was approx. 55 degrees F. Rainy weather has been experienced in the days leading up to the inspection.

Please refer to the ASHI Standards of Practice, The State of Tennessee Division of Regulatory Boards Rule # 0780-5-12-.10 Standards of Practice, and the Inspection Authorization and Agreement for a full explanation of the scope of the inspection.


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STRUCTURE

DESCRIPTION OF STRUCTURE

Foundation: Slab on Grade, Poured concrete Columns: Not Visible Floor Structure: Concrete, Not Visible Sub-Floor: Concrete, Not Visible Wall Structure: Wood Frame, Wood Frame/Brick Veneer Ceiling Structure: Truss Roof Structure: Trusses, Plywood Sheathing

STRUCTURE OBSERVATIONS

General Structural Comments: Significant evidence of movement within the building was not observed suggesting stability.

RECOMMENDATIONS / OBSERVATIONS

Roof Repair: The lateral bracing is missing at the attics. Trusses typically require lateral bracing to meet strength requirements

and reduce the potential for warping and racking of the trusses. Evidence of significant warping or racking was not observed. Consideration should be given to installation of proper lateral bracing specified by a licensed structural engineer.

LIMITATIONS OF STRUCTURE INSPECTION

Assessing the structural integrity of a building is beyond the scope of a standard home inspection. A certified licensed structural Professional Engineer (P.E.) is recommended where there are structural concerns about the building.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Structural components concealed behind finished surfaces could not be inspected. * Only a representative sampling of visible structural components were inspected. * Furniture and/or storage restricted access to some structural components. * Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection



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ROOFING

DESCRIPTION OF ROOFING

Sloped Roof Covering: Asphalt/Composite Shingles Approximate Age (Yrs): 10-15 years # of Layers: 1 Flat Roof Covering: N/A Approximate Age (Yrs): N/A Roof Flashings: Metal Chimneys: Metal Below Metal Siding Gutters and Downspouts: Galvanized Steel , Downspouts discharge above grade Skylights: None Method of Inspection: Walked on roof

ROOFING OBSERVATIONS

General Roofing Comments: The roof covering is older and is at the end of its useful life.


Sloped Roofing Repair: The roof surface was short shingled at the garage rear roof edge. A drip edge flashing or an additional row of

matching shingles should be installed below the shingle starter row to extend the surface further out over the gutter and protect the roof decking. The gutters in this area also require resecuring to the eaves fascia.

Repair: Nail heads are exposed at roof ridge shingles, flashings, and vent penetrations. They should be sealed to reduce risk of leaks.

Repair: The roofing is older and exhibits significant general wear and likely requires replacement. Indications of general wear include minor shingle edge curl, missing aggregate, unadhered seal strips, organic staining, active leakage around the chimney resulting in damaged decking, and 7 missing shingles. A licensed roofing contractor should be contacted to evaluate the roof surface and perform repairs/replacement.

Flashings Repair: The counter flashing is rusty and should be prepped and painted to match or should be replaced at the front

roofline. Gutter and Downspout

Repair: Leaks in the gutters should be sealed with sealant from the interior at the west side. Repair: The downspouts should discharge water at least 10 feet from the house on soil graded away from the foundation.

Storm water should be encouraged to flow away from the building at the point of discharge. This is a common contributor to water in crawl spaces and basements.

Repair: The old galvanized gutters and downspouts exhibit leakage and corrosion and should be replaced. Repair: The gutters require cleaning to avoid spilling roof runoff around the building - a potential source of water entry or

water damage.


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ROOFING (Continued) LIMITATIONS OF ROOFING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Not all of the underside of the roof sheathing is inspected for evidence of leaks. * Evidence of prior leaks may be disguised by interior finishes. * Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. * Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. * Roof inspection may be limited by access, condition, weather, or other safety concerns.



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EXTERIOR

DESCRIPTION OF EXTERIOR

Wall Covering: Composite Siding, Brick, Wood Shingles Eaves, Soffits, an Fascias: Wood Exterior Doors: Metal Window/Door Frames and Trim: Vinyl Overhead Garage Doors: Metal Entry Driveways: Asphalt Entry Walkway and Patios: Concrete Porches, Decks, Steps, Railings: Concrete Lot Slope: Slopes: North to South Retaining Walls: None Fence: Wood

EXTERIOR OBSERVATIONS

General Exterior Comments: The exterior of the home is in generally good condition with normal maintenance required.


Exterior Walls Repair: The siding is of a non-weatherproof composite material. This siding will need to be maintained caulked and

painted to prevent rot. The condition of the siding is currently good with minor repairs acquired at the lower course at the southwest corner.

Repair: Minor cracks were observed on the exterior brick veneer walls of the house at the front roof line. This implies that minor/typical structural movement has occurred as the veneer is supported by the framing in the area. It is noted that the veneer is not a structural component supporting the home. The location, size, and shape of these cracks are typical for the age of the building. Cracks should be sealed with clear sealant to prevent moisture passage and the areas should be monitored for ongoing cracking indicating active movement. A masonry repair can also be performed but may be cosmetically more noticeable.

Garage Improve:, Safety: Consideration should be given to installing proper fire separation barriers to the garage. Doors to living

space from the garage should also be fire rated. This was not required when the home was built. Porch/Patios

Repair: Cracks in the rear patio should be sealed to prevent moisture passage. Repair: The wood porch columns are rotted at the base. Column and column base trim should be replaced with wood

where rotted and be prepped, caulked at gaps, and painted to match. Driveway

Repair: The mailbox is corroded and loose and should be prepped and painted and secured. Walkway


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EXTERIOR (Continued)Safety: The walkway has settled creating a trip hazard. The elevation change can be eliminated with concrete application

but demo and repair would be required for a permanent repair. Landscaping

Repair: Vines growing on exterior walls should be removed to reduce maintenance and the potential of damage to the exterior wall coverings.

Fence Repair: The rotted top fence trim should be replaced to match.

LIMITATIONS OF EXTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * A representative sample of exterior components was inspected rather than every occurrence of components. * The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. * Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.



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ELECTRICAL

DESCRIPTION OF ELECTRICAL

Size of Electrical Service: 120/240 Volt Main Service - Service Size: 200 Amp Service Drop: Underground Earth Ground: Water Pipe Bond, Ground Rod, Ground Rod not visible Main Disconnects: Main Service Disconnect Rating 200 Amps, Breakers, Located: Garage Sub-Panels: None Visible Distribution Wiring: Non-Metallic Cable "Romex" Switches and Receptacles: Grounded Ground Fault Circuit Interrupt(s): Kitchen Counters, Bathrooms Smoke Dectectors: Living Room, 2nd level Hallway

ELECTRICAL OBSERVATIONS

General Electrical Comments: Inspection of the electrical system revealed the need for repairs, as is typical of most homes. A licensed electrician should be consulted to undertake the improvements recommended below.


Main Disconnect Panel Query:, Safety: The main electrical disconnect panel is manufactured by Zinsco/ Sylvania and is an obsolete model. There

have been reports of aluminum oxide build-up on the bus bars increasing resistance and causing overheating. Evidence of aluminum oxide build-up or over heating was not observed in this panel but circuit breakers were not removed as this is outside the scope of inspection. New parts are also not available for these panels and salvaged parts must be used when expanded or serviced. Consideration should be given to replacing this equipment. Additional information can be obtained by consulting with a licensed electrician and/or searching the internet with keywords "Zinsco and Sylvania".

Repair: Missing screws (1) at the main disconnect electrical panel cover should be installed and should be blunt ended panel trim screws to reduce the potential of mechanical damage to wiring when servicing.

Sub Panel Repair: Sharp ended screws (1) at the HVAC air handler electrical sub-panel cover should be replaced with blunt ended

screws to reduce the potential of mechanical damage to wiring when servicing. Distribution Wiring

Repair: Exposed wiring cable on interior/exterior finishes should be relocated within walls or be protected by conduit at the HVAC air handler and garage. The garage wiring is plugged in which is improper. This wiring should be removed

Repair: Extension cords should not be used as permanent electrical wiring. A proper hard wired receptacle outlet should be installed within reach of the appliance cord at the garage door opener.

Repair: There is an animal chewed section of wiring in the attic near the chimney that should be properly replaced. Outlets

Improve:, Safety: The installation of ground fault circuit interrupter electrical outlets (GFCI) is recommended at the kitchen counters away from the sink and garage. GFCI protection was not required in these locations when the home was built. Care should be taken to not protect outlets serving refrigeration equipment. A GFCI offers increased protection from shock or electrocution.


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ELECTRICAL (Continued)Repair: An electrical outlet has reversed polarity (i.e. it is wired backwards) left of the kitchen sink. This outlet and the

circuit should be investigated and be repaired to have proper polarity. Repair: An electrical switch cover screw is missing at the front door. It should be installed.

Lights Repair: The lights are inoperative at the foyer hanging light (1) and 2nd level middle bedroom closet. The bulbs should be

replaced. If the bulbs are not blown, the circuits should be investigated and be made operable. Repair: A light should be operable by wall switch upon entering a room at the second level rear bedroom. A wall switch

controlling an electrical outlet for a lamp was not observed either as the wall switch near the door has been blanked off. This should be corrected.

Note: Overhead lighting is not present in the bedrooms. If ceiling fans are needed proper junction boxes will need to be installed and wired by a licensed electrician.

Smoke Detectors Improve:, Safety: The installation of smoke detectors inside sleeping areas and garage is recommended. This may not have

been required when the home was built. Safety: The smoke detector in the second level hallway is non-functional and should be replaced.

LIMITATIONS OF ELECTRICAL INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Electrical components concealed behind finished surfaces are not inspected. * Only a representative sampling of outlets and light fixtures were tested. * Furniture and/or storage restricted access to some electrical components which may not be inspected. * The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.



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HEATING

DESCRIPTION OF HEATING

Energy Source: Electric Heating System Type: Forced Air Vents, Flues, Chimneys: None Heat Distribution Methods: Ductwork

System Manufacturer: Whole home , Rheem System Description: Model #: AQF16F151 , Serial #: HF26756951 Temperature Rise: 24; Coil Only (Deg. F), Manufacture Date: 1975

HEATING OBSERVATIONS

General Heating Comments: The heating system responded properly to standard controls. As the system is older, it will inevitably require improvements in the future. It would be wise to consider a home warranty to protect the buyer in the case of unexpected repairs or replacement.


Heaters Monitor: As is not uncommon for homes of this age and location, the heating system is older. It may require a slightly

higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.

Repair: The HVAC air handler casing cover is displaced and should be reinstalled. Repair: The HVAC filter configuration allows notable air bypass to the air handler. The evaporator coil is likely fouled as

and possibly the duct work as well. a licensed HVAC technician should be contacted to evaluate and repair as needed and a professional duct cleaning should be performed.

Improve: The heat source for the home is central electric resistance heat coils. The HVAC system is not a heat pump. Resistance heating is less efficient and more costly to operate than a heat pump. The past winter electric bills for the home should be reviewed. This will likely be exacerbated due to the age of the unit. Consideration should be given to installing a modern heat pump system to improve the energy efficiency of the system.

Supply Air Ductwork Improve: No HVAC return vent was present at the 2nd level and the unit air handler is located in the lower sections of the

home. Cool conditioned air will have to be pushed to the 2nd level and does not have recirculation back to the unit. The 2nd level will likely be warm in the summer when the main level is comfortable. Possible repair strategies would include installation of supplemental cooling at the 2nd level or installation of a return vent at the 2nd level in conjunction with reconfiguration of the system to be zoned. Installation of a zoned system may or may not be possible in this case. Adding insulation in the attic and ceiling fans in the bedrooms may be beneficial as well.


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HEATING (Continued) LIMITATIONS OF HEATING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection. * The adequacy of heat supply or distribution balance is not inspected. * The interior of flues or chimneys which are not readily accessible are not inspected. * The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. * Solar space heating equipment/systems are not inspected.



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COOLING/HEAT PUMPS

DESCRIPTION OF COOLING/HEAT PUMPS

Energy Source: Electricity

Area Serviced: Whole home , Central Air Conditioning System Manufacturer: Heil , Manufacture Date: 1997 System Description: Model #: ACS036A2C1 , Serial #: FBA036GC1 Temperature Rise / Drop: N/A / The air conditioner was not operated due to low ambient

temperatures. (Deg. F)

COOLING/HEAT PUMP OBSERVATIONS

General Cooling/Heat Pump Comments: As the system is older, it will inevitably require improvements in the future. It would be wise to consider a homeowner's warranty to protect the buyers from unexpected breakdown and failure. The ambient temperature was too low to operate the air conditioner.


Central Air Conditioning Monitor: As is not uncommon for homes of this age and location, the cooling system is older. It may require a slightly

higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.

Repair: The condensate line for air conditioning system should be trapped. Repair: The exterior electrical disconnect panel circuit breaker for the HVAC system is oversized; 60 Amps @ unit and

40 Amps at Main disconnect panel. The data plate recommends a maximum breaker size of 30 Amps. A proper sized circuit breaker should be installed. It is noted the electrical disconnect panel at the unit is notably corroded and the cover screws were seized. Breakers for these types of panels also are no longer available. The disconnect panel likely will require replacement.

LIMITATIONS OF COOLING/HEAT PUMPS INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Window mounted air conditioning units are not inspected. * The cooling supply adequacy or distribution balance are not inspected.



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INSULATION/VENTILATION

DESCRIPTION OF INSULATION/VENTILATION

Attic Insulation: 0-8 inches of loose insulation (Approx.). Exterior Wall Insulation: Not Visible Crawl Space Insulation: N/A Moisture Barriers: None Visible Roof Ventilation: Gable Vents, Soffit Vents, Roof Vents Crawl Space Ventilation: N/A

INSULATION/VENTILATION OBSERVATIONS

General Insulation/Ventilation Comments: The insulation levels are typical for a home of this age.


Attic/Roof Improve: Attic insulation improvements may be cost effective, depending on the anticipated term of ownership. Current

recommended attic insulation levels are R-38 or approx. 15" of loose blown fiberglass. Repair: Insulation is compressed in the attic likely from animal presence. The area should be re-insulated to R-38 levels. Repair: The gable vent screening is displaced and is the likely animal entry location to this space and should be

reinstalled.

LIMITATIONS OF INSULATION/VENTILATION INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. * Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. * An analysis of indoor air quality is not part of our inspection. * Any estimates of insulation R values or depths are rough average values.



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PLUMBING

DESCRIPTION OF PLUMBING

Water Supply Source: Public Water Supply Service Pipe to House: Not Visible Main Water Valve Location: At Water Heater Interior Supply Piping: Copper Waste System: Unknown Drain, Waste, & Vent Piping: Plastic, Cast Iron Gas Shut Off Location: N/A

Water Heater Manufacturer: Ruud , Manufacture Date: 2003 System Description: Model #: PE522C , Serial #: 1203207420 Capacity and Fuel: 50 (approx. gallons), Electric

PLUMBING OBSERVATIONS


Supply Plumbing Repair: The water meter valve box at the rear yard was filled with soil and debris making the meter in accessible. This

should be corrected Note: The plumbing was mostly not visible located in walls and in the slab.

Waste / Vent Monitor: Although mostly not visible, the drain piping for the home is likely cast iron indicated by cast iron plumbing vents

visible from the attic. This material is likely set in the slab and does deteriorate over time. Inspection of non-visible piping is outside the scope of inspection. It may be possible to perform a video inspection internally of piping located in slabs and should be considered.

Water Heater Unit Monitor: The water heater is an old unit that may be approaching the end of its useful life. It would be wise to budget for a

new unit. One cannot predict with certainty when replacement will become necessary. Repair: The water heater drain pan connection and typing should be an in 1 and 1/2 inch in diameter to properly drain in

the case of a significant tank failure. Fixtures

Repair: The kitchen sink sprayer is leaky at the handle button after use. The sprayer should be replaced. Repair: The first level toilet tank to bowl junction is leaking after flushing and should be properly repaired. Repair: The first level bathroom toilet tank lid is damaged and should be replaced. It is noted the lid is still functional. Repair: The rear exterior hose bib faucet is drippy and should be repaired or replaced. Monitor: The rear hose bib is loose and should be secured to the siding and be sealed. Repair: The hose bibs are not self draining and should be insulated in cold weather.


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PLUMBING (Continued)Repair: The second level hall bathroom sink hot water faucet leaks at the handle when operated. This should be properly

repaired or the faucet should be replaced. Repair: The the second level hall bathroom toilet tank flapper is deteriorated and should be replaced. Repair: The bathroom bathtub sink drain stoppers are inoperable and should be properly repaired. Repair: The master bathroom sink was observed to drain slowly, suggesting that an obstruction may exist. This should be

properly repaired. Venting issues can also cause drains to evacuate slowly. Repair: The master bathroom toilet does not fill into the bowl fill tube after flushing. The fill valve likely requires

replacement. Repairs should be performed. Repair: The master bathroom shower head leeks at the riser connection and should be repaired. Repair: The bathroom exhaust fans discharge into the attic. Moist air streams should discharge directly to the exterior

through proper termination louvers. Repair: In general most of the plumbing fixtures are original to the home and replacement should be considered.

LIMITATIONS OF PLUMBING INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. * Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. * Clothes washing machine connections are not inspected. * Interiors of flues or chimneys which are not readily accessible are not inspected. * Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.



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INTERIOR

DESCRIPTION OF INTERIOR

Wall and Ceiling Materials: Drywall, Paneling Floor Surfaces: Carpet, Vinyl/Resilient, Stone, Tile Window Type(s) & Glazing: Double/Single Hung, Single Pane with Storm Window Door: Wood-Hollow Core Fireplaces: Prefab Fire Box Unit Wood Burning w/gas starter

INTERIOR OBSERVATIONS

General Interior Comments: The interior was in a maintained condition.


Wall / Ceiling Finishes Repair:, Query: Water staining was observed at the kitchen ceiling and second level rear bedroom closet ceiling. The

sellers should be asked the circumstances around this staining as it is unclear these are active leaks. The areas did not appear to be wet and it had been raining. The areas should be repaired and painted to match after any leak repairs needed are performed.

Repair: Drywall nail pops were observed and should be repaired to match at the dining room. Repair: Wall board cracks were noted at the garage. Cracks should be repaired to match and the areas monitored for

ongoing cracking indicating active movement. Repair: Evidence of prior wall board repair was observed at the master bathroom closet ceiling and second level rear

bedroom ceiling. The areas should be repaired and painted to match. Floors

Repair: The missing shoe molding trim at the kitchen eating area should be installed. Doors

Repair: Doors should be trimmed or adjusted as necessary to not contact the jamb at the rear exterior door. Repair: The rear exterior door handset is loose and should be secured. Repair: Door stoppers should be added where missing at the second level bedrooms (2). Repair: The door does not latch at the second level rear bedroom closet (1). This should be corrected.

Fireplace Repair: The fireplace firebox refractory back section is cracked. Cracked panels should be replaced by a fireplace

specialist. Counters

Repair: The kitchen countertop is loose and should be secured to the base cabinets left of the kitchen stove. Kitchen Cabinets

Repair: The the first level bathroom vanity toe kick is missing and should be installed. Stairways

Safety: The stairway railing is loose and should be secured.


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INTERIOR (Continued)Improve:, Safety: The height of the stairway railing is less than modern standards require (30" vs 34"). Consideration

should be given to improvement. This was likely not a requirement when the railing was installed. Environmental Issues

Note: Reporting on lead based paint, radon (unless contracted to do so), cockroaches, rodents, pesticides, treated lumber, fungus, mercury, carbon monoxide or other similar environmental hazards is outside the scope of this inspection.

LIMITATIONS OF INTERIOR INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. * Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments will be general, except where functional concerns exist. No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture.



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APPLIANCES

DESCRIPTION OF APPLIANCES

Appliances Tested: Electric Range, Dishwasher, Waste Disposer, Refrigerator, Clothes Washer, Clothes Dryer

Laundry Facility: 240 Volt Circuit for Dryer, Dryer Vented to Building Exterior, 120 Volt Circuit for Washer, Hot and Cold Water Supply for Washer, Waste Standpipe for Washer

APPLIANCES OBSERVATIONS

General Appliance Comments: The appliances inspected operated properly.


Electric Range Safety: The stove anti tip bracket is missing and should be installed.

Door Bell System Repair: The door bell is inoperative. A proper operable door bell should be present. Repair: The door bell button lights are inoperative. Proper operable door bell lights should be present.

LIMITATIONS OF APPLIANCES INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: * Thermostats, timers and other specialized features and controls are not tested. * 220 volt clothes dryer outlets are inspected visually only. * The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Appliances are tested by turning them on for a short period of time only. It is strongly recommended that a Homeowners Warranty or service contract be purchased to cover the operation of appliances. It is further recommended that appliances be tested during any scheduled pre-closing walk through. Like any mechanical device, appliances can malfunction at any time (including the day after taking possession of the house).



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INVOICE

Carlson Inspection LLC dba Carlson Home Inspection Services

Nashville, TN 37206 615-228-4443

REPORT NO: XXXXXXX

WORK DATE: January 678, 2018

INVOICE DATE: 1/60/18

SOLD TO: PROPERTY LOCATION: Edward Scissorhands Franklin, TN 37000 [email protected] 1970s 1800SF Townhouse

Franklin XXX-XXX-XXXX

DESCRIPTION AMOUNT

Inspection Fee $400.00

Radon Fee $120.00

Total Fees $520.00

PAYMENT INFORMATION AMOUNT

Payment Date: 1/60/18 Payment Method: Check Payment Amount $520.00

BALANCE DUE $0

Thank you for your business! Payment of this invoice is due upon receipt.


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