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Professional Inspections Incorporated Inspection Report

Williams / 132 Heritage Creek Way of 25 3/20/2017

INVOICE

INVOICE NUMBER: 7650

TO: NAME: Tierra C. Williams

ADDRESS: 1504 Brandonshire Court Unit 205

Greensboro, N.C. 27409

DATE OF INVOICE: March 20, 2017

INSPECTION INFORMATION

DATE PERFORMED: March 20, 2017

ADDRESS OF 132 Heritage Creek Way

INSPECTION: Greensboro, N.C. 27405

PAYMENT TERMS: DUE AT CLOSING CLOSING DATE: May 5, 2017

Payment becomes due in full in the event the property does not close. Visa / Master Card & American Express Accepted

QUANTITY DESCRIPTION PRICE

1 Home Inspection $375.00

Radon Screening

Well Water Analysis

Follow-Up Inspection

TOTAL: $375.00

AMOUNT PAID: .00

BALANCE DUE: $375.00

PROFESSIONAL INSPECTIONS, INC. 6108 LONGBRANCH COURT

PLEASANT GARDEN, N.C. 27313 336-674-6964



YOUR INSPECTION REPORT

132 Heritage Creek Way

Greensboro, N.C. 27405

March 20, 2017

PREPARED FOR: Tierra Williams

INSPECTION DATE: March 20, 2017 / 9:00 A.M.

ATTENDING: Client and Agent

REALTOR: Sonmi Lewis /SJL Properties of the

Triad

GENERAL INFORMATION: Townhome / 1300-1700 Sq. Ft.

Built 2000

WEATHER CONDITIONS: Sunny / 52 Degrees

PREPARED BY:

Charles Batts / Inspector

Professional Inspections, Inc. www.professionalinspections.net

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CHARLES BATTS / INSPECTOR 336-674-6964

License # 1036



Foundation, Basement and Structure

Foundation Type: X Spread or Contact Footings Pile Foundations

Foundation Access: Crawlspace X Slab

Basement

Foundation Const: Double Masonry Wall Curtain Wall

Single Masonry Wall X Solid Wall

Foundation Material: Brick X Concrete

CMU, block Stone

Floor Structure: ? Std. Wood Framing (2nd Floor) X Concrete (1st Floor)

Wall Structure: X Stud Wall Framing Modular Wall Panel

Roof Structure: Stick Built X Truss System

Method used to observe underfloor crawlspace: N/A

IN / Inspected NA / Not Applicable

NV / Not Visible SC / See Comments SS / See Summary Page

Checkpoint IN NA NV SC SS

1 Grade at Foundation / Shrubbery / Trees X X

2 Concrete Walks & Aspahlt Parking Areas X

3 Retaining Walls X

4 Foundation Walls X

5 Sill Plate X

6 Wood Floor Joists / TJI Truss / Webbed Truss (2nd Floor) X

7 Std. Girder / Drop Girder / Steel I-Beam Girder X

8 Block & Masonry Piers X

9 Subflooring (Concrete / OSB ?) X X X

10 Fiberglass Batt Crawlspace Insulation X

11 Crawlspace Ventilation (Auto / Manual Vents) X

12 Prior Water Infiltration X

13 Plastic Vapor Barrier X

14 Sump Pump X

15 Chimney Foundation X

16 Distance of First Wood to Ground X

17 Footing Drain / Interior French Drain X

COMMENTS & NOTES 1. EXTERIOR GRADE - Negative or neutral grading The home has areas of neutral or negative drainage at grade which will route runoff from precipitation to the foundation. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. All exterior grades should allow water to drain away from the foundation wall. The above is the responsibility of the H.O.A.



9a. SUB-FLOORING - All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and conditions of the flooring underneath cannot be determined. 9b. SUB-FLOORING - The underlying sub-floor is abnormally squeaky as one enters the right front bedroom from the hallway. The above noted condition is more of a nuisance than anything else; however, would not be considered normal wear and tear. The above is usually corrected by screwing the sub-floor down to the underlying floor joists in the areas in which the squeaking is taking place. This condition predominantly occurs in high traffic areas. Removal of the carpeting is required to make such a correction.

NOTE: Areas hidden from view by finished walls or stored items cannot be judged and are not part of this inspection.

Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are

present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer.



Exterior: Siding, Windows, Doors, and Other

Exterior Wall Material: X Vinyl Siding

Brick Veneer

Wood Siding

Fiber Cement Siding

Asbestos Shingle Siding

Aluminum Siding

Composition Hardboard Siding

Stone Cladding

Windows: X Insulated Single Pane




1 Siding Condition X

2 Brick Veneer X

3 Insulated Windows (Single Hung Vinyl / Sliding) X X

4 Exterior Entrance Doors & Locks X X

5 Exterior Trimwork X

6 Exterior Paint and Caulk X X

7 Storm Doors X X

8 Front Porch X

9 Steps X

10 Deck & Deck Railings X

11 Patio X

12 Attached Garage X

13 Garage Door (Double Wide Sectional Steel) X

14 Garage Door Operator X

COMMENTS & NOTES 3a. INSULATED WINDOWS - The left hand window; lower sash in the upstairs right front bedroom is suspect of a failed thermal seal. A failed thermal seal cannot be corrected short of replacing the insulated glass. The subject window should be cleaned both inside and out prior to making a final evaluation of thermal seal integrity. Corrective measures should be taken as determined necessary.



3b. WINDOWS - The center bay window in the living room and the 3 windows at the back wall of the den could not be opened without risking damage to the lifting edge on the bottom of the sash. This often occurs if the window has not been opened for a prolonged period. The subject windows should be opened and their operation demonstrated to assure proper operation.

4. EXTERIOR ENTRANCE DOORS - The hanged edge of the French door that leads out to the deck has sustained limited moisture damage. Conditions observed during the exterior inspection of the same door reflects repairs having been previously made to the door stops.

6. EXTERIOR PAINT & CAULK - Exterior paint and caulk maintenance is the responsibility of the H.O.A. when warranted. 7. STORM DOOR - The storm door at the front entrance is in need of minor adjustment to allow the door to come to a full closed position on it's own. The door drags the threshold slightly.



Roof

Type of Roof: X Gabled Flat

Hip Dutch / Gambrel

Shed

Roofing Materials: Metal X Composition Shingles

Wood Rubber Membrane

Ceramic Cementuous

Slate

Layers: X One Layer Two Layers

Method Used to Observe: X Binoculars From Windows / Ladder

Roof Surface

Rain Gutters: Galvanized Vinyl

X Aluminum Fiberglass

Copper None

Attic Ventilation: X Soffit Vents Power Fan

Gable Vents Vent Caps

X Ridge Vents Wind Turbine




1 Condition of Shingles X X

2 Flashing and Joints X

3 Eaves, Soffits and Fascias X

4 Skylights X

5 Vent Pipe Boots X

6 Chimney / Chimney Cap X

7 Gutters X

8 Downspouts X X

9 Attic Ventilation X

10 Attic Water Infilration X

11 Attic Insulation (Fiberglass Fill) X

12 Attic Wood Condition / Pull Down Staircase X

13 Joists and Rafters X

14 Roof Sheathing (OSB ) X

15 Roof Trusses 24” o.c. X

COMMENTS & NOTES 1. SHINGLES - I did not observe any abnormal wear and tear or evidence of leak activity associated with the roofing shingles at time of the inspection. The shingles are believed to be original to the home, now approximately 17 years old. The average life expectancy of a standard three tab 20 year wear rated shingle is 15 to 20 years. Shingle maintenance is the responsibility of the H.O.A. to include replacement when warranted.



ROOF LIFESPAN The following are conditions which can affect the lifespan of a roof-covering material… - Roofing material quality - Installation method - Number of layers - Structure orientation: South-facing roofs will have shorter lifespans. - Degree of roof slope: Flatter roofs will have shorter lifespans. - Climate (snow & rain): Harsh climates shorten roof lifespans. - Temperature swings: climates with large daily temperature differentials will shorten roof lifespans. - Building site conditions (overhanging tree branches, wind, etc.) - Roof color: Darker roofs absorb more heat which shortens roof lifespan. - Elevation: Homes at higher elevations are exposed to more ultra violet (UV) light, which shortens roof lifespan. - Roof structure ventilation: Poor ventilation shortens roof lifespans. - Quality of maintenance HOME INSPECTORS DO NOT CERTIFY ROOFS AS LEAK-PROOF as part of a General Home Inspection. If you would like the roof of this property certified against leakage, you should contact a qualified roofing contractor who provides this service. ROOF INSPECTION - The Inspector was unable to safely walk the roof and evaluated the roof from a ladder; windows; and/or from the ground using binoculars. 8. DOWNSPOUTS - All gutter downspouts should discharge at least 3 to 4 feet from the house in a manner that will allow water to drain away from the foundation wall. Downspouts are often responsible for problems ranging from failed footings to moisture in the crawlspace.

NOTE: The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged rainfall.



Plumbing System

Water Supply: X Municipal Private Well

Water Piping: X Copper CPVC

Pex Polybutylene

Galvanized

Waste Disposal: X Municipal Septic

Waste Piping: ABS Galvanized

X PVC Cast Iron

Water Heater: X Natural Gas 40 Gallon Capacity

Electric 2014 Mfg. Date.

Manufacturer: WHIRLPOOL

Model Number: N40S61-403




1 Vent Pipe To Exterior X

2 Water Pressure X

3 Functional Drainage X

4 Condition of Water Piping X X X

5 Main Shut Off Valve X X

6 Connections at Fixtures X

7 Interior Drain, Waste, & Vent Piping X X X X

8 Water Heater (Natural Gas) X X

9 Shower / Tub X

10 Tub / Shower Valves X X

11 Toilets X X

12 Bath Tile & Grout X

13 Bathroom Exhaust Fans X

14 Sink Faucets / Exterior Hose Bibs X X

15 Laundry Tub / Bar Sink X

16 Water Filter / Water Softener / Sediment Filter X

17 Well Pump / Exterior Water Storage Tanks X

18 Septic System X

COMMENTS & NOTES 4. WATER DISTRIBUTION PIPES – All visible water distribution pipes are believed to be in serviceable condition. Pipes hidden within wall cavities or buried beneath the concrete slab are beyond the scope of this inspection. 5. MAIN SHUT OFF VALVE - The main water shut off valve is located in the coat closet beneath the stairwell.



7a. DRAIN, WASTE AND VENT PIPES – All visible DWV pipes are believed to be in serviceable condition. Pipes hidden within wall cavities or buried beneath the concrete slab are beyond the scope of this inspection. 7b. DRAIN, WASTE AND VENT PIPING - The powder room pedestal sink gurgles as it empties, an indication that the drain pipe venting may not be adequate. Further evaluation by a licensed plumbing contractor is recommended to determine if any corrective measures need to be taken.

8. WATER HEATER - The gas water heater is located in the attic. The unit is not original to the home having been manufactured in 2014. The average life expectancy of this generation of water heater is 6 to 12 years when properly maintained. The unit was functioning as intended at time of the inspection.

10a. TUB / SHOWER VALVES - The hot water tub valve is believed to have a subtle leak from around the valve stem when the valve is turned to the open position. The above was observed at the master bathroom soaking tub. Further evaluation and correction by a licensed plumbing contractor is warranted.



10b. TUB / SHOWER VALVES - The shower diverter is very stiff and difficult to activate. The above noted condition was observed in the upstairs hall bathroom tub. Further evaluation and correction by a licensed plumbing contractor is warranted.

11a. TOILET - The toilet base is not as stable as would be expected. Further evaluation and correction by a licensed plumbing contractor is warranted. The above noted condition was observed in the 1st floor powder room.

11b. TOILET - The toilet tank does not appear to be as secure as would be expected. The tank is easily rocked back and forth with very little effort. Further evaluation by a licensed plumbing contractor is recommended to determine if any corrective measures are warranted. The above noted condition was observed in all three bathrooms. 14. EXTERIOR HOSE BIB - The hose bib at the rear of the home leaks from beneath the anti-siphon when the valve is turned to the open position. The above noted condition is considered improper and is likely to worsen over time if not corrected. Further evaluation and repair by a licensed plumbing contractor is warranted.



NOTE: All underground piping related to water supply, waste, or sprinkler use is excluded from this inspection.



Electrical System

Main Service Capacity: 200 Amps 110 Volts

X 110 / 220 Volts

Service Entry Cond. Type: Copper 4/0 Aluminum

Type of Service: Overhead X Underground

Seal Intact: X Yes No

W. Proofing of Serv. Entry: X Satisfactory Unsatisfactory

Main Panel Box Type: X Breakers Fuses

Additional Space Avalible: X Yes No

# of Disc. To Cut Power: 1 (6 Max)

Branch Wiring: X Copper Aluminum

Copper Clad Aluminum

Outlets: X Grounded Ungrounded

Polarity: X Satisfactory Unsatisfactory

GFCI: X Yes No

AFCI: Yes X No

Distribution of Outlets: X Adequate Inadequate

Location of Panel Box: Garage X Exterior

Interior




1 Service Ground X X

2 Main Service Cable Attached to House X

3 Service Panel Box X X

4 Breaker Condition X

5 Interior Outlets, Switches, & Fixtures X X

6 Exterior Outlets & Fixtures X

7 Wiring to Central Heat / Air Condition Systems X

8 Wiring to Other Major Electrical Equipment X

COMMENTS & NOTES 1. SERVICE GROUND & EQUIPMENT BONDING - It is generally recommended that proper service ground and equipment bonding be verified by a licensed electrical contractor as a safety precaution. The above noted recommendation should not be considered a requirement of the present owner. 3. SERVICE PANEL BOX - The service panel box is located on the exterior rear of the unit. The conditions observed during the panel box inspection are believed to be satisfactory.



5a. INTERIOR OUTLETS - The kitchen countertop GFCI outlet located to the right side of the range has reversed polarity. The above noted condition is considered improper and warrants correction by a licensed electrical contractor.

5b. INTERIOR OUTLETS - The very back wall of the den does not include an outlet as would generally be expected.



H.V.A.C. Systems

Heating System: 1-Central Forced Air Natural Gas Furnace

Brand: Comfortmaker / Model # FBF050B12A4 / Mfg. 2000

A/C System: 1-Central Forced Air Split System A/C

Brand: Comfortmaker / Model # (?) / Mfg. 2000 (?)




1 Chimney Flue (Metal / Terracotta) X

2 Mfg. Ventless Gas Fireplace X

3 Gas Logs (Natural Gas) X X

4 Central Forced Air Gas Furnace X X

5 Draft Device X

6 Heat Exchanger X

7 Furnace Exhaust Vent X

8 Air Return Filters X

9 A/C X X

10 Emergency / Auxiliary Heat Strips X

11 Outside A/C Condenser Fan X

12 A/C Condenser Cabinet / Condenser Fins X X

13 Condenser Coil X

14 Digital Thermostat (1) X

15 Evaporator Coil X

16 Refrigerant Lines X

17 Circulating Fan X

18 Overflow Pan X

19 H.V.A.C. Ducts X X

20 A/C Temperature Drop Test X X

21 Condensation Drain X

22 Carbon Monoxide Detector X X

COMMENTS & NOTES 3. GAS LOGS - The fireplace is equipped with gas logs; however, the pilot light was not on at time of the inspection. Due to insurance liability an attempt to light the pilot was not made. An opinion as to the operating condition of the gas logs is not offered. I recommend that you have the owner or owner’s representative demonstrate the use of the gas logs prior to closing.



4. & 9. H.V.A.C. - Annual service by a licensed mechanical contractor is recommended as part of routine maintenance. The average life expectancy of properly maintained H.V.A.C. equipment is 12 to 15 years. The equipment observed during the inspection is believed to be original to the home, now approximately 17 years old. I suggest you inquire of the present owner as to when the equipment being utilized in this home was last serviced by a qualified professional. If the equipment has not been serviced within the last 12 months, a mechanical inspection may be desired; especially if a HOME WARRANTY is being considered.

12. A/C CONDENSER FINS - The condenser fins have sustained damage that would not be considered normal wear and tear. Damage of the type observed is often due to a pet repeatedly urinating on the side of the condenser unit over a prolonged period. The above is not believed to be impairing the operation of the a/c; however, further evaluation; if desired should be made by a licensed mechanical contractor to determine if any corrective measures are warranted.



19. H.V.A.C. DUCTS - Health is a deeply personal responsibility. Having the air quality tested and distribution ducts cleaned may be desired especially if any family member suffers from allergies or asthma. Such an investment should be viewed as an investment into environmental hygiene. 20. TEMPERATURE DROP TEST – The a/c was not operated sufficiently long enough to perform a drop test due to the outside temperature being below 65 degrees at time of the inspection. Operating the unit under these conditions risk damage to the compressor. 22. CARBON MONOXIDE DETECTOR - The installation of hard wired CO detectors on each living level is recommended in keeping with present day standards. The absence of CO detectors are now considered to be a potential safety hazard. NOTE: The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by

dismantling the unit. This is beyond the scope of the inspection. Some furnaces are designed in such a way that inspection is almost

impossible. The inspector cannot light pilot lights. The inspector does not test safety devices. NOTE: Thermostats are not checked for

calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a

visual inspection. Electronic air cleaners, humidifiers, and de-humidifiers are beyond the scope of this inspection. Have these systems

evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems; therefore no representation is

made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service

and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the

scope of this inspection. Leaking oil tanks represent an environmental hazard, which is sometimes costly to remedy.



Interior: Walls, Ceiling, Floors, Windows & Doors




1 Walls X

2 Ceilings X X

3 Floors X X

4 Stairways X

5 Steps X

6 Guard Rail & Newel Post X X

7 Interior Doors X

8 Interior Door Locks X

9 Closets X

10 Ceiling Fans X X

11 Kitchen Cabinets X

12 Kitchen Counter Tops X

13 Wall Insulation X

14 Smoke Detectors X X

15 Interior Trim X X

COMMENTS & NOTES 2. CEILINGS - A small water stain was observed on the ceiling of the master bedroom. The subject stain is below the general proximity of where a plumbing waste pipe protrudes thru the roof to the exterior. The plumbing vent pipe boot that fits around the subject pipe has been replaced; an indication that the source of moisture may have been from a prior leak associated with a vent pipe boot. I suggest you inquire of the present owner for any information he or she may have regarding the stain noted above. The repair to the stain would be considered cosmetic, however, the damage itself would not be considered normal wear and tear.



3. FLOORS - The wood flooring in the living room is not laying as flat as would be expected. The subject flooring has curled, a condition that is most often due to the material absorbing moisture from the underlying concrete sub-floor and/or the flooring material not having been properly acclimated prior to the installation. Further evaluation by a flooring specialist may be desired to determine if any corrective measures can be taken short of replacing the subject flooring.

6. GUARDRAIL & NEWEL POST - The guardrail and newel post at the top of the stairs are not as stable as would be expected. The above noted condition is considered to be a potential safety hazard. Further evaluation and repair by an experienced trim carpenter is warranted.

10. CEILING FAN - The ceiling fan located in the dining area is operable, however, is not as balanced as would be expected. Proper balancing of the fan to prevent the unit from wobbling during operation is warranted.



14a. SMOKE DETECTOR - The smoke detector in the upstairs right front bedroom did not respond to a manual test as would be expected. Further evaluation and correction is warranted due to safety concerns. 14b. SMOKE DETECTORS - Industry recommendations suggest replacing any smoke detector that is at least 10 years old as a safety precaution. All smoke detectors observed are believed to be original to the home, now approximately 17 years old. (Safety Concern) 15. INTERIOR TRIM - The baseboard trim has been removed to the left and right side of the refrigerator. Replacement of the subject trim is warranted.

NOTE: The condition of walls behind wall coverings, paneling and furnishings, cannot be judged. Only the general

condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are

considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part

of this inspection. Floor coverings damage or stains may be hidden by furniture. The condition of floors underlying

floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to

temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be

cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can

overheat the firebox and flue liners, sometimes resulting in internal damage.



Kitchen Appliances




1 Sinks X

2 Dishwasher / Dishwasher Drain X X

3 Electric Cooktop / Gas Cooktop X

4 Electric Range X X

5 Permanent Microwave X

6 Refrigerator X

7 Hood Vent / Recirculating Vent X

8 Garbage Disposal X

9 Trash Compactor X

10 Central Vacum System X

11 Washing Machine Connections X X

12 Clothes Dryer Venting X X

COMMENTS & NOTES 1a. DISHWASHER - The dishwasher is not secured in place as would be expected. Correction is warranted.

1b. DISHWASHER DRAIN LINE - The drain line to the dishwasher needs to be raised to prevent cross contamination. Presently the drain line allows dirty water from the sink to drain back to the base of the dishwasher. Raising the line to a level higher than the entry point will prevent this from happening. 4. ELECTRIC RANGE - The range is not equipped with an anti-tilt bracket as would be expected. The absence of an anti-tilt bracket does not adversely affect the operation of the range itself; however, is considered to be a potential safety hazard; particularly for children. The installation of an anti-tilt bracket is warranted to correct this condition.


Williams / 132 Heritage Creek Way 3/20/2017

11. WASHING MACHINE & ELECTRIC DRYER CONNECTIONS - Laundry appliances are not tested or moved during the inspection and the conditions of any valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned.

12. CLOTHES DRYER VENTING - The clothes dryer duct should be checked for any accumulation of lint that may obstruct air flow to the exterior prior to connecting to appliance. The duct should then be periodically inspected thereafter as a safety precaution.

NOTE: Inspection of stand alone freezers and built-in ice-makers are outside the scope of this inspection. No opinion is

offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions,

clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved

during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Laundry

appliances are not tested or moved during the inspection and the conditions of any valves serving washing machines are

not operated. Water supply valves may be subject to leaking if turned.



SUMMARY PAGE “This summary is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate purchase contract, contact your North Carolina real estate agent or an attorney.”

The summary page describes any system or component of the home that does not function as intended, allowing for normal wear and tear that does not prevent the system or component from functioning as intended. The summary page may also describe any system or component that appears not to function as intended, based upon documented tangible evidence, and that requires either subsequent examination or further investigation by a specialist. The summary page may describe any system or component that poses a safety concern. All items listed in the checklist portion of this report were inspected unless noted as Not Applicable or Not Visible. It is strongly recommended that all evaluation and repair of all unsatisfactory items be performed by qualified and licensed professionals.

Items Considered to be Unsatisfactory: I. Foundation, Basement & Structure 1. EXTERIOR GRADE - Negative or neutral grading The home has areas of neutral or negative drainage at grade which will route runoff from precipitation to the foundation. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. All exterior grades should allow water to drain away from the foundation wall. The above is the responsibility of the H.O.A. 9b. SUB-FLOORING - The underlying sub-floor is abnormally squeaky as one enters the right front bedroom from the hallway. The above noted condition is more of a nuisance than anything else; however, would not be considered normal wear and tear. The above is usually corrected by screwing the sub-floor down to the underlying floor joists in the areas in which the squeaking is taking place. This condition predominantly occurs in high traffic areas. Removal of the carpeting is required to make such a correction.

II. Exterior 3a. INSULATED WINDOWS - The left hand window; lower sash in the upstairs right front bedroom is suspect of a failed thermal seal. A failed thermal seal cannot be corrected short of replacing the insulated glass. The subject window should be cleaned both inside and out prior to making a final evaluation of thermal seal integrity. Corrective measures should be taken as determined necessary. 3b. WINDOWS - The center bay window in the living room and the 3 windows at the back wall of the den could not be opened without risking damage to the lifting edge on the bottom of the sash. This often occurs if the window has not been opened for a prolonged period. The subject windows should be opened and their operation demonstrated to assure proper operation. 4. EXTERIOR ENTRANCE DOORS - The hanged edge of the French door that leads out to the deck has sustained limited moisture damage. Conditions observed during the exterior inspection of the same door reflects repairs having been previously made to the door stops. 7. STORM DOOR - The storm door at the front entrance is in need of minor adjustment to allow the door to come to a full closed position on it's own. The door drags the threshold slightly.

III. Roof 8. DOWNSPOUTS - All gutter downspouts should discharge at least 3 to 4 feet from the house in a manner that will allow water to drain away from the foundation wall. Downspouts are often responsible for problems ranging from failed footings to moisture in the crawlspace.

IV. Plumbing 7b. DRAIN, WASTE AND VENT PIPING - The powder room pedestal sink gurgles as it empties, an indication that the drain pipe venting may not be adequate. Further evaluation by a licensed plumbing contractor is recommended to determine if any corrective measures need to be taken.



10a. TUB / SHOWER VALVES - The hot water tub valve is believed to have a subtle leak from around the valve stem when the valve is turned to the open position. The above was observed at the master bathroom soaking tub. Further evaluation and correction by a licensed plumbing contractor is warranted. 10b. TUB / SHOWER VALVES - The shower diverter is very stiff and difficult to activate. The above noted condition was observed in the upstairs hall bathroom tub. Further evaluation and correction by a licensed plumbing contractor is warranted. 11a. TOILET - The toilet base is not as stable as would be expected. Further evaluation and correction by a licensed plumbing contractor is warranted. The above noted condition was observed in the 1st floor powder room. 11b. TOILET - The toilet tank does not appear to be as secure as would be expected. The tank is easily rocked back and forth with very little effort. Further evaluation by a licensed plumbing contractor is recommended to determine if any corrective measures are warranted. The above noted condition was observed in all three bathrooms. 14. EXTERIOR HOSE BIB - The hose bib at the rear of the home leaks from beneath the anti-siphon when the valve is turned to the open position. The above noted condition is considered improper and is likely to worsen over time if not corrected. Further evaluation and repair by a licensed plumbing contractor is warranted.

V. Electrical 1. SERVICE GROUND & EQUIPMENT BONDING - It is generally recommended that proper service ground and equipment bonding be verified by a licensed electrical contractor as a safety precaution. The above noted recommendation should not be considered a requirement of the present owner. 5a. INTERIOR OUTLETS - The kitchen countertop GFCI outlet located to the right side of the range has reversed polarity. The above noted condition is considered improper and warrants correction by a licensed electrical contractor. 5b. INTERIOR OUTLETS - The very back wall of the den does not include an outlet as would generally be expected.

VI. H.V.A.C. Systems 3. GAS LOGS - The fireplace is equipped with gas logs; however, the pilot light was not on at time of the inspection. Due to insurance liability an attempt to light the pilot was not made. An opinion as to the operating condition of the gas logs is not offered. I recommend that you have the owner or owner’s representative demonstrate the use of the gas logs prior to closing. 12. A/C CONDENSER FINS - The condenser fins have sustained damage that would not be considered normal wear and tear. Damage of the type observed is often due to a pet repeatedly urinating on the side of the condenser unit over a prolonged period. The above is not believed to be impairing the operation of the a/c; however, further evaluation; if desired should be made by a licensed mechanical contractor to determine if any corrective measures are warranted. 22. CARBON MONOXIDE DETECTOR - The installation of hard wired CO detectors on each living level is recommended in keeping with present day standards. The absence of CO detectors are now considered to be a potential safety hazard.

VII. Interior 2. CEILINGS - A small water stain was observed on the ceiling of the master bedroom. The subject stain is below the general proximity of where a plumbing waste pipe protrudes thru the roof to the exterior. The plumbing vent pipe boot that fits around the subject pipe has been replaced; an indication that the source of moisture may have been from a prior leak associated with a vent pipe boot. I suggest you inquire of the present owner for any information he or she may have regarding the stain noted above. The repair to the stain would be considered cosmetic, however, the damage itself would not be considered normal wear and tear. 3. FLOORS - The wood flooring in the living room is not laying as flat as would be expected. The subject flooring has curled, a condition that is most often due to the material absorbing moisture from the underlying concrete sub-floor and/or the flooring material not having been properly acclimated prior to the installation. Further evaluation by a flooring specialist may be desired to determine if any corrective measures can be taken short of replacing the subject flooring. 6. GUARDRAIL & NEWEL POST - The guardrail and newel post at the top of the stairs are not as stable as would be expected. The above noted condition is considered to be a potential safety hazard. Further evaluation and repair by an experienced trim carpenter is warranted. 10. CEILING FAN - The ceiling fan located in the dining area is operable, however, is not as balanced as would be expected. Proper balancing of the fan to prevent the unit from wobbling during operation is warranted. 14a. SMOKE DETECTOR - The smoke detector in the upstairs right front bedroom did not respond to a manual test as would be expected. Further evaluation and correction is warranted due to safety concerns.



14b. SMOKE DETECTORS - Industry recommendations suggest replacing any smoke detector that is at least 10 years old as a safety precaution. All smoke detectors observed are believed to be original to the home, now approximately 17 years old. (Safety Concern) 15. INTERIOR TRIM - The baseboard trim has been removed to the left and right side of the refrigerator. Replacement of the subject trim is warranted.

VIII. Kitchen Appliances 1a. DISHWASHER - The dishwasher is not secured in place as would be expected. Correction is warranted. 1b. DISHWASHER DRAIN LINE - The drain line to the dishwasher needs to be raised to prevent cross contamination. Presently the drain line allows dirty water from the sink to drain back to the base of the dishwasher. Raising the line to a level higher than the entry point will prevent this from happening. 4. ELECTRIC RANGE - The range is not equipped with an anti-tilt bracket as would be expected. The absence of an anti-tilt bracket does not adversely affect the operation of the range itself; however, is considered to be a potential safety hazard; particularly for children. The installation of an anti-tilt bracket is warranted to correct this condition.

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