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HOME SCAN PROPERTY INSPECTIONS

Property Inspection Report

The following report was prepared for the buyers of the home and property at 1000 Happy Home Dr. in Downtown, Tennessee. The inspection was conducted on December 11, 2016 and began at 9:30 A.M. The age of the home is approximately 22 years. The weather at the time of the inspection was partly cloudy and the temperature was approximately 40 degrees. The home was occupied at the time of the inspection. The homebuyer and buyer’s agents were present for the inspection. All references to left, right, etc. are facing the home from the street.

Inspector: Mike Twitty, ACI Tn. License # 100

Report overview and scope of work The main objective of a home inspection is to provide an un-biased, objective, professional evaluation of a home and the various components of that home. The inspection is visual and is limited to accessible areas and components. Total inspection of all areas of a home is not possible due to accessibility, furniture and personal items and construction styles. No dismantling of equipment is performed. Appliances, HVAC systems, plumbing, and electrical devices are operated only with normal controls. We follow the standards of practice and code of ethics required by the state of Tennessee and the American Society of Home Inspectors (ASHI). These standards may be viewed at: www.tn.gov/commerce/boards/hic/index.shtml( under rules and laws) and at www.ashi.org respectively. The inspection and report do not address environmental hazards, including: lead based paint, radon, asbestos, cockroaches, rodents, pesticides, treated lumber, mold, fungus, mercury, carbon monoxide, or other similar environmental hazards. The inspection does not address subterranean systems or system components including sewerage disposal, water supply, or fuel storage or delivery. A standard home inspection is not technically exhaustive and is a limited/time scope inspection. The concerns and descriptions of the property are based only on what was observed at the time of inspection, and no warranty and/or guarantee or prediction of future conditions is offered or implied. The following sections of the report describe the existing conditions observed on the day of the inspection. These sections are:

Structural description Exterior description Roof description Interior description Electrical description Plumbing description HVAC description Insulation and ventilation Concerns and recommendations summary

The entire report should be read for a complete understanding of conditions and concerns.

Structural Description ___________________________________________ Foundation type: crawl space on concrete blocks and piers Floor framing: wood 2x10 joists & triple 2x12 girders Wall framing: not visible Roof framing: 2x6 wood rafters Method of inspection: entered crawl space and attic

___________________________________________

Concerns and observations

Settling cracks were observed in the brick veneer at the right rear

side window, near the rear glass block window, below the left side

dining room window, and above the center of the garage door. No

associated cracks or damage was found on the interior walls or

foundation blocks adjacent to these areas. The floor framing near

these areas are level and the walls are plumb. The cracks should be

sealed to prevent water entry and monitored for any changes in

size over time.

A water stain was noted on the floor at the entry door to the attic.

This was checked with a moisture meter and was dry. This appears

to have been caused by an old leak/overflow at the furnace/air-

handler.

Water stains and residue was noted on the sill plate and floor joists

on the left side of the crawl space/exterior wall. This appears to be

condensate water from the refrigerant lines for the HVAC unit.

These lines should be checked and properly insulated to prevent

any further water leakage. No rotten wood was found, but could be

an issue if not corrected.

Exterior Description ___________________________________________ Orientation: house faces east Siding: brick veneer, vinyl siding Soffits, fascia, trim: vinyl, metal Windows: wood framed Exterior doors: metal/wood Driveway & walkways: concrete Porches: concrete Deck: wood framed Patio: N/A Pool: N/A Detached buildings: N/A

___________________________________________ Concerns and observations

Water stains were observed on the brick chimney. Some bricks on the chimney are spalled. The chimney has a metal cover at the top and the stains/water entry most likely were caused from leaks before this cover was installed. This is considered mostly cosmetic but repairing the broken/spalled bricks is recommended.

The windows on the rear of the home (upper level) are damaged on the sills and framing from sun and water damage and lack of painting. These windows may need to be replaced.

The top rail on the deck is pulling away from the posts in some areas and needs to be repaired.

The rear band joist on the deck is separating at a seam in the center area. This joist needs to be properly braced for structural integrity.

The gutters are full of leaves and debris around the house and need to be cleaned to allow proper drainage.

Comments: Keeping gutters cleared and maintaining a positive slope away from the foundation is important to prevent settling damage.

Roof Description ___________________________________________ Method of inspection: from the ground with binoculars and from a ladder at the eaves Roof style: gable/hip Roof covering/approximate age: dimensional asphalt composition, approximately mid-life age Ventilation: soffits and static convection Drainage: aluminum gutters and downspouts Flashings: metal and neoprene


See previous comments on gutters

Comments: Steep pitched and high roofs will not be walked on. The upper low sloped section of the roof was not visible for inspection. The inside of this area was viewed with a thermal camera and checked with a moisture meter; no issues found.

Interior Description ___________________________________________ Wall coverings: painted drywall Ceiling material: painted drywall Flooring: hardwood, carpet, tile Kitchen appliances: dishwasher, electric range, microwave Kitchen cabinets and counters: functional Bathrooms: 2 full, one half Windows: wood framed double glazed Doors: composition Fireplace/chimney: ventless gas logs, masonry chimney Stories/levels: 2 stories Smoke detectors: present Carbon monoxide detectors: none observed Attached garage: yes


Stains from wear were observed on the hardwood floors. This is considered to be cosmetic.

Carbon monoxide detectors should be installed on both levels of the home and changing the smoke detectors is needed to ensure proper protection. Smoke detectors have a useful life span of about 10 yrs.

There is a section of missing grout in the tile floor in the master bath near the cabinet. This should be repaired.

The latch on the front upstairs right bedroom window is broken and needs to be replaced.

The left front and rear burners on the range were not working when checked.

Comments: Windows 6 feet or more above grade should have opening

limiters installed to protect children from fall hazards. The gas logs

were not operated.

Electrical System Description ___________________________________________ Service location: left exterior Service size/manufacturer: 200 amp, Siemens Main disconnect: circuit breaker Sub panels: garage Wiring material: aluminum service wires, copper NM cable Measured voltage reading: 236/118 Grounding: observed grounding electrode conductor at meter base; ground rod not visible GFCI protection: yes, on exterior, bathroom, garage, kitchen counter receptacles, and whirlpool tub AFCI protection: none present


The wire for the disposal is exposed NM cable under the kitchen sink. This should be protected from possible damage by either installing in conduit or making sure storage items are not contacting or interfering with the cable.

The GFCI receptacle in the garage needs to have a cover installed.

Comments: ground rods/electrodes are not typically visible.

Plumbing System Description ___________________________________________ Water supply: public Supply piping: copper Distribution piping: PEX Water shut off: not found Waste system: city sewer Drain/waste/vent piping: PVC Water heater: 2002 gas Kenmore, 40 gallon capacity


The home has been re-plumbed to replace the old PB piping that had a history of problems. This is a good upgrade to the plumbing system. Some holes under cabinets etc. from the old pipes are still present and should be sealed.

The hall bathroom pedestal sink is not secured to the wall. This needs to be properly secured.

Hairline cracks were observed in the master and hall bathroom sinks. No leaks were observed.

No main water shut-off valve or exterior meter was not found. I would recommend consulting with the seller and/or having the shut off location found.

The water heater is at or near the normal life expectancy age. It was functional when tested, but budgeting for possible replacement is recommended.

Comments: water temperature should be kept at a maximum of 120 degrees to prevent the potential of scalding.

HVAC System Description ___________________________________________ Heating system: gas forced air furnace (downstairs) electric furnace (upstairs) Cooling system: electric package (down), electric split system (up) Manufacturer/age: Carrier 2013 (both units) Gas supply/shut off: natural gas, left exterior Supply distribution: metal and flex ducts Unit locations: left exterior and attic Heat supply temperature: 124 (up) 106 (down) Cooling supply temperature: not checked (too cold)


Some insulation has fallen from a main duct in the crawl space. This should be re-installed.

Comments: THIS INSPECTION DOES NOT INCLUDE THE INSPECTION OF HEAT EXCHANGERS ON GAS FURNACES OR TESTING FOR CARBON MONOXIDE LEAKS. THESE SHOULD BE DONE BY A QUALIFIED HVAC PROFESSIONAL. The air conditioning efficiency could not be checked due to the exterior temperature.

Insulation and ventilation description ___________________________________________ Attic insulation: fiberglass rolls and batts Exterior wall insulation: not visible Sub-floor insulation: N/A, foam panels on foundation walls Roof/attic ventilation: soffit, convection Crawl space ventilation: louvered foundation vents Exhaust fans/vents: ceiling fans, bath vent fans, dryer vent


No noted issues observed.

Comments: Due to the construction style, not all areas of the attic were accessible. Confirmation of insulation levels was not possible in these areas.

Concerns and Recommendations Summary

1. Settling cracks were observed in the brick veneer at the right rear side window, near the rear glass block window, below the left side dining room window, and above the center of the garage door. No associated cracks or damage was found on the interior walls or foundation blocks adjacent to these areas. The floor framing near these areas are level and the walls are plumb. The cracks should be sealed to prevent water entry and monitored for any changes in size over time.

2. A water stain was noted on the floor at the entry door to the attic. This was checked with a moisture meter and was dry. This appears to have been caused by an old leak/overflow at the furnace/air-handler.

3. Water stains and residue was noted on the sill plate and floor

joists on the left side of the crawl space/exterior wall. This appears to be condensate water from the refrigerant lines for the HVAC unit. These lines should be checked and properly insulated to prevent any further water leakage. No rotten wood was found, but could be an issue if not corrected.

4. Water stains were observed on the brick chimney. Some bricks on the chimney are spalled. The chimney has a metal cover at the top and the stains/water entry most likely were caused from leaks before this cover was installed. This is considered mostly cosmetic but repairing the broken/spalled bricks is recommended.

5. The windows on the rear

of the home (upper level) are damaged on the sills and framing from sun and water damage and lack of painting. These windows may need to be replaced.

6. The top rail on the deck is pulling away from the posts in some areas and needs to be repaired.

7. The rear band joist on the deck is separating at a seam in the center area. This joist needs to be properly braced for structural integrity.

8. The gutters are full of leaves and debris around the house and need to be cleaned to allow proper drainage.

9. Stains from wear were observed on the hardwood floors. This is considered to be cosmetic.

10. Carbon monoxide detectors should be installed on both levels of the home and changing the smoke detectors is needed to ensure proper protection. Smoke detectors have a useful life span of about 10 yrs.

11. There is a section of missing grout in the tile floor in the master bath near the cabinet. This should be repaired.

12. The latch on the front upstairs right bedroom window is broken and needs to be replaced.

13. The left front and rear burners on the range were not working when checked.

14. The wire for the disposal is exposed NM cable under the kitchen

sink. This should be protected from possible damage by either installing in conduit or making sure storage items are not contacting or interfering with the cable.

15. The GFCI receptacle in the garage needs to have a cover installed.

16. The home has been re-plumbed to replace the old PB piping that had a history of problems. This is a good upgrade to the plumbing system. Some holes under cabinets etc. from the old pipes are still present and should be sealed.

17. The hall bathroom pedestal sink is not secured to the wall. This needs to be properly secured.

18. Hairline cracks were observed in the master and hall bathroom sinks. No leaks were observed.

19. No main water shut-off valve or exterior meter was not found. I

would recommend consulting with the seller and/or having the shut off location found.

20. The water heater is at or near the normal life expectancy age. It was functional when tested, but budgeting for possible replacement is recommended.

21. Some insulation has fallen from a main duct in the crawl space. This should be re-installed.

NOTE: ALL RECOMMENDED EVALUATIONS AND REPAIRS SHOULD BE DONE BY LICENSED PROFESSIONALS AND PERFORMED BEFORE CLOSING WHEN POSSIBLE. FOR AN ADDITIONAL FEE, HOMESCAN IS AVAILABLE FOR A RE-INSPECTION OF LISTED REPAIRS IF DESIRED. Although there may be references to specific code requirements in this report, this is not a code compliance inspection and some non-compliant items may not be reported. Inspector: Mike Twitty Tn. License #100

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