Parkman Home Inspections, LLC

5885 Cumming Hwy, Suite 108-B222
Sugar Hill, GA 30518
770-868-9651 * 770-614-6523

Customer
Valued Customer845

Property
2137 Main St
Anytown, GA 30019

Real Estate Agent
Valued Realtor
First Realty Corp

Report ID:
31725

Inspection Date 
7/23/2007

Inspected By 
Michael V. Parkman, P.E.


SUMMARY


Parkman Home Inspections, LLC

5885 Cumming Hwy, Suite 108-B222
Sugar Hill, GA 30518
770-868-9651 * 770-614-6523

Customer
Valued Customer845

Property Address
2137 Main St
Anytown, GA 30019

The following Summary identifies those systems or components that do not function as intended, adversely affect the habitability of the dwelling, are unsafe, or appear to warrant further investigation by a specialist. The Summary may contain Class Action lawsuit information. The Summary does not contain possible recommendations for routine upkeep, product reference information, maintenance suggestions, or system or component monitoring instructions, unless otherwise stated. The Summary is not the entire report. Please also see and read the complete report which may include additional information of concern to the customer.

1. STRUCTURAL COMPONENTS
1.0 FOUNDATIONS (Structural, footings, foundation walls, slab foundation)
  Repair or Replace
Foundation footings are under water. See Section 1.1.
1.1 WATER IN CRAWLSPACE (Absence or presence)
  Repair or Replace
Crawlspace is flooded. Up to 4 inches deep of water present in approximately 40% of crawlspace floor surface area. Water pooled at foundation footings, foundation piers, and in field of crawlspace under main entrance and study at front of home. Water in crawlspace and under structural supports can lead to mold, mildew, rot, and foundation cracking and movement. Mold present on AC unit condensate pipe. One contributing water source could be the negative slope of grade toward home under the rear deck and the downspout there that empties against the side of the home. In addition, other sources could be the other downspouts without extensions, and the leaf gutter guards that may overshoot water directly onto the soil near the foundation below. See Sections 2.9 and 3.4 herein. Recommend a foundation waterproofing repair company investigate further and recommend corrective action, as required.
1.2 FLOORS (Structural, basement & garage floor, framed floors)
  Repair or Replace
(1) Sill plate, band joist, floor joists, and sub-floor are damaged and decayed at crawlspace under main entrance. Also, possible wood destroying organism at work (wood dust/debris present in addition to rot). Recommend licensed pest control operator investigate further and treat as required. Further recommend a foundation waterproofing repair company investigate further and recommend corrective action for water penetration and wood rot at this location. Downspout close to home at front stoop. See Section 3.4. Finally, once other items above have been corrected, recommend carpenter repair wood damage to restore function, as required. 
(2) Garage floor is cracked up to 1/8" wide and vertical displacement (uneven crack sides) has begun. Recommend a foundation structural repair company investigate further and recommend corrective action, as required.
1.5 COLUMNS OR PIERS (Foundation & support posts, block & clay piers)
  Repair or Replace
Foundation piers are under water. See Section 1.1.

2. EXTERIOR
2.0 EXTERIOR WALL COVERING
  Repair or Replace
The fiber-cement siding is damaged at rear of home at dormer window and roof intersection. Recommend carpenter repair or replace, as required, to help prevent further damage or decay.
2.4 DOORS (Exterior)
  Repair or Replace
Decay and damage present at door at rear deck. Recommend carpenter repair to prevent further damage or decay.
2.5 WINDOWS (Exterior)
  Repair or Replace
Decay present at window at front of home right of main entrance. See photos for exact locations. Recommend carpenter repair to prevent further damage or decay.
2.9 VEGETATION, GRADING, DRAINAGE, AND RETAINING WALLS (With respect to their effect on the condition of the building)
  Repair or Replace
Negative slope of grade (toward home) present at rear of home under deck. Water against the foundation can lead to cracking and/or a wet crawlspace. Recommend landscape professional or foundation waterproofing company correct to direct rain water away from home.

3. ROOFING
3.4 DOWNSPOUT EXTENSIONS
  Not Present
Soil erosion present under downspouts close to foundation at rear of home under rear deck, sides, and front of home. Recommend extensions (corrugated plastic tubes) be added to downspouts to direct water discharge 3+ feet away from the home and foundation with positive slope of grade away from home. Splash blocks can slide downhill. Proper roof drainage and grading of rainwater away from the home is the first line of defense against a damaged foundation or wet crawlspace.

4. PLUMBING SYSTEM
4.8 BATHROOMS DRAIN AND WASTE SYSTEM
  Repair or Replace
(1) The toilets are loose at floor at: main level powder room, Jack-n-Jill bath at upper level, bath at guest room at end of hall. Recommend plumber replace wax ring, tighten, or shim, as required, to help prevent damage to fixture or water leaks.
(2) The drain stopper control rod is not working at main level powder room. Stuck open. Recommend repair to restore original function.

5. ELECTRICAL SYSTEMS
5.13 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)
  Repair or Replace
The exterior lights or light fixtures did not work when tested at: main entrance. Recommend check bulbs, photo-electric cells, and fixtures, or have seller demonstrate function. Repair or replace as required.

6. CENTRAL AIR CONDITIONING
6.0 CENTRAL AND THROUGH-WALL COOLING EQUIPMENT
  Not Inspected
FYI Only: Air conditioning was not tested today due to outside temperature of 65 degrees or less. This is in accordance with Clause 3 of the signed Inspection Agreement and industry standard practice for equipment protection.
6.2 COOLING CONDENSATE PRIMARY REMOVAL (Outside, absence or presence only)
  Repair or Replace
Air conditioner condensate drain outside (PVC white plastic pipe) is broken and buried in earth at condenser. Recommend repair PVC pipe and trace to exit to ensure free-flowing.

7. HEATING AND FIREPLACES
7.3 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units)
  Inspected
FYI Only: Filter locations are at main level stairs and upper level attic (see photos). We recommend furnace filters be changed every 3-4 months.

8. INTERIOR
8.2 DOORS (Representative number)
  Repair or Replace
The entry door does not latch and binds at top at master bedroom. Recommend carpenter adjust, as required, to restore original function.
8.3 WINDOWS (Representative number)
  Repair or Replace
(1) Window top and bottom sashes will not meet and close window completely at garage outside corner. About 1/2" gap at top. Recommend qualified carpenter or professional window & door company repair to restore function and energy savings.
(2) Window bottom decayed inside at dining room. Recommend qualified carpenter or professional window & door company repair to restore function and help prevent further damage or decay.
(3) Window lock is missing screw hardware at master bedroom. Recommend carpenter replace. 

9. INSULATION AND VENTILATION
9.1 INSULATION AND VAPOR RETARDERS (Crawlspace)
  Repair or Replace
Insulation is loose and falling at ceiling of crawlspace. Recommend repair to help prevent heat loss and to improve energy savings.
9.2 VENTILATION OF ATTIC AND FOUNDATION AREAS
  Repair or Replace
Foundation vents not present at crawlspace. No method of crawlspace ventilation. "Crawlspace encapsulation" is a popular method of eliminating foundation vents (usually involves placing a humidifier in the crawlspace), but your crawlspace is not encapsulated (permanently sealed at floor and walls.) Crawlspace is flooded. See Section 1.1. Recommend a foundation waterproofing repair company investigate further and recommend corrective action, as required.

10. BUILT-IN KITCHEN APPLIANCES
10.3 EXHAUST HOOD OR VENT
  Repair or Replace
Light not working in exhaust hood (microwave). Recommend check bulb, then hood, for proper operation.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions, unless stated otherwise; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components. This report is provided for the specific benefit of the customer(s). Secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.homegauge.com/ SHGI (c) 2000-2004 : Licensed To Parkman Home Inspections, LLC



Date: 7/23/2007 Time: 8:07 AM Report ID: 31725
Property:
2137 Main St
Anytown, GA 30019
 Customer:
Valued Customer845		 Real Estate Professional:
Valued Realtor
First Realty Corp

Comment Key or Definitions

The following are definitions of the comment descriptors. Any recommendations by the inspector to repair or replace suggests the client should seek a second opinion or engage the services of a qualified contractor. 

Inspected (IN) = The item was visually observed or operated and appeared to be functioning as intended, allowing for normal wear and tear.

Not Inspected (NI)= The item was not inspected and no representation is made as to whether or not it will function. A reason will be stated for not inspecting.

Not Present (NP) = The item is not present, not a part of the home by design, or not fully installed at the time of inspection.

Repair or Replace (RR) = The item is not functioning, not serving the purpose for which it was intended, is unsafe, or needs further evaluation by a specialist or qualified contractor. Items, components, or systems that can be repaired to satisfactory condition may not need replacement.

Inspection Agreement

This inspection was performed in accordance with, and under the terms of, an  Inspection Agreement. The Agreement was signed by the client and agreed upon before the preparation of this report. A signed copy of the Agreement is available upon request. An unsigned hardcopy of the Agreement may be attached to this report if produced and delivered on-site. An unsigned electronic copy is available on the Company's web site at http://www.parkmanhi.com/.

Certifications and Licenses

Parkman Home Inspections, LLC carries current licenses and certifications as follows: Georgia Secretary of State, Corporations Division, Record No. 0365010; Georgia Board of Registration for Professional Engineers & Land Surveyors, License No. PE029275; International Code Council (ICC), Residential Combination Inspector (formerly CABO) Certificate No. 5166209-R5; American Society of Home Inspectors (ASHI) Member No. 243142; City of Suwanee Occupational Tax (Business License) No. 00310.

Environmental Conditions at Time of Inspection

Client or Representative Present:
Representative (Agent)

 Age of Home (estimated):
Under 10 Years

 Weather:
Clear

Outside Ambient Temperature:
Below 50 degrees F

 Rain in Last Two Days:
Yes



1. STRUCTURAL COMPONENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

STYLES & MATERIALS
FOUNDATION:
MASONRY BLOCK
 FLOOR STRUCTURE:
WOOD JOISTS
2 X 10
 WALL STRUCTURE:
2 X 4 WOOD
CEILING STRUCTURE:
WOOD JOISTS
2X8
 ROOF STRUCTURE:
2 X 6 RAFTERS
 METHOD USED TO INSPECT ATTIC:
KNEE DOORS
METHOD USED TO INSPECT CRAWLSPACE:
FROM ENTRY
CRAWLED

  IN NI NP RR
1.0 FOUNDATIONS (Structural, footings, foundation walls, slab foundation)       X
1.1 WATER IN CRAWLSPACE (Absence or presence)       X
1.2 FLOORS (Structural, basement & garage floor, framed floors)       X
1.3 WALLS (Structural, framed walls) X      
1.4 CEILINGS (Structural) X      
1.5 COLUMNS OR PIERS (Foundation & support posts, block & clay piers)       X
1.6 ROOF STRUCTURE AND ATTIC X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
1.0 Foundation footings are under water. See Section 1.1.
1.1 Crawlspace is flooded. Up to 4 inches deep of water present in approximately 40% of crawlspace floor surface area. Water pooled at foundation footings, foundation piers, and in field of crawlspace under main entrance and study at front of home. Water in crawlspace and under structural supports can lead to mold, mildew, rot, and foundation cracking and movement. Mold present on AC unit condensate pipe. One contributing water source could be the negative slope of grade toward home under the rear deck and the downspout there that empties against the side of the home. In addition, other sources could be the other downspouts without extensions, and the leaf gutter guards that may overshoot water directly onto the soil near the foundation below. See Sections 2.9 and 3.4 herein. Recommend a foundation waterproofing repair company investigate further and recommend corrective action, as required.
1.1 Picture 1
1.1 Picture 2
1.1 Picture 3
1.1 Picture 4
1.1 Picture 5
1.1 Picture 6
1.1 Picture 7
1.1 Picture 8
1.1 Picture 9
1.2 (1) Sill plate, band joist, floor joists, and sub-floor are damaged and decayed at crawlspace under main entrance. Also, possible wood destroying organism at work (wood dust/debris present in addition to rot). Recommend licensed pest control operator investigate further and treat as required. Further recommend a foundation waterproofing repair company investigate further and recommend corrective action for water penetration and wood rot at this location. Downspout close to home at front stoop. See Section 3.4. Finally, once other items above have been corrected, recommend carpenter repair wood damage to restore function, as required. 
1.2 Picture 1
1.2 Picture 2

(2) Garage floor is cracked up to 1/8" wide and vertical displacement (uneven crack sides) has begun. Recommend a foundation structural repair company investigate further and recommend corrective action, as required.
1.2 Picture 3
1.2 Picture 4
1.2 Picture 5
1.5 Foundation piers are under water. See Section 1.1.


2. EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

STYLES & MATERIALS
WALL COVERING:
CEMENT-FIBER (Hardiplank)
 WALL COVERING STYLE:
LAP
 DECK ATTACHMENT METHOD:
1/2" DIA BOLTS
METAL FLASHING

  IN NI NP RR
2.0 EXTERIOR WALL COVERING       X
2.1 EXTERIOR FLASHING AND TRIM X      
2.2 EAVES, SOFFITS, AND FASCIAS X      
2.3 MECHANICAL VENT SYSTEM, EXTERIOR (Eaves, walls, roof, soffit) X      
2.4 DOORS (Exterior)       X
2.5 WINDOWS (Exterior)       X
2.6 BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS X      
2.7 DECKS (Steps, handrails, guardrails, posts, floor joists, deck boards) X      
2.8 DECK ATTACHMENT AND FLASHING X      
2.9 VEGETATION, GRADING, DRAINAGE, AND RETAINING WALLS (With respect to their effect on the condition of the building)       X
2.10 DRIVEWAYS, PATIOS, WALKWAYS X      
2.11 GARAGE DOOR FUNCTION (Operation and stability of door) X      
2.12 GARAGE DOOR OPERATORS (Electric eye auto-reverse) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
2.0 The fiber-cement siding is damaged at rear of home at dormer window and roof intersection. Recommend carpenter repair or replace, as required, to help prevent further damage or decay.
2.0 Picture 1
2.0 Picture 2
2.4 Decay and damage present at door at rear deck. Recommend carpenter repair to prevent further damage or decay.
2.4 Picture 1
2.4 Picture 2
2.5 Decay present at window at front of home right of main entrance. See photos for exact locations. Recommend carpenter repair to prevent further damage or decay.
2.5 Picture 1
2.5 Picture 2
2.9 Negative slope of grade (toward home) present at rear of home under deck. Water against the foundation can lead to cracking and/or a wet crawlspace. Recommend landscape professional or foundation waterproofing company correct to direct rain water away from home.
2.9 Picture 1


3. ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

STYLES & MATERIALS
ROOF COVERING:
3-TAB FIBERGLASS/ASPHALT
ARCHITECTURAL
 VIEWED ROOF COVERING FROM:
GROUND
16X BINOCULARS
 SKYLIGHT(S):
NONE

  IN NI NP RR
3.0 ROOF COVERINGS X      
3.1 ROOF FLASHINGS X      
3.2 SKYLIGHTS, CHIMNEYS, AND ROOF PENETRATIONS (Outside home) X      
3.3 ROOFING DRAINAGE SYSTEMS X      
3.4 DOWNSPOUT EXTENSIONS     X  
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
3.4 Soil erosion present under downspouts close to foundation at rear of home under rear deck, sides, and front of home. Recommend extensions (corrugated plastic tubes) be added to downspouts to direct water discharge 3+ feet away from the home and foundation with positive slope of grade away from home. Splash blocks can slide downhill. Proper roof drainage and grading of rainwater away from the home is the first line of defense against a damaged foundation or wet crawlspace.
3.4 Picture 1
3.4 Picture 2
3.4 Picture 3


4. PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas; Swimming pools; Solar water heating equipment; or observe the system for proper sizing or design.

STYLES & MATERIALS
WATER SUPPLY:
BLACK POLY
 WATER DISTRIBUTION:
COPPER
 WATER DRAIN WASTE AND VENT:
PVC
WATER HEATER ENERGY SOURCE:
NATURAL GAS
 WATER HEATER CAPACITY:
50 GAL (3-4 PEOPLE)
 WATER HEATER MANUFACTURER:
RHEEM

  IN NI NP RR
4.0 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) X      
4.1 MAIN FUEL SHUT-OFF DEVICE (Describe location, photo) X      
4.2 WATER SERVICE TURNED ON (Yes/No) X      
4.3 EXTERIOR WATER SUPPLY (Hose bibbs) X      
4.4 WATER MAIN SHUT-OFF DEVICE (Describe location, photo) X      
4.5 KITCHEN WATER SUPPLY AND DISTRIBUTION SYSTEM AND FIXTURES X      
4.6 KITCHEN DRAIN AND WASTE SYSTEM X      
4.7 BATHROOMS WATER SUPPLY AND FIXTURES X      
4.8 BATHROOMS DRAIN AND WASTE SYSTEM       X
4.9 HYDROMASSAGE BATHTUB IN MASTER BATH X      
4.10 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS X      
4.11 HOT WATER HEATER PROTECTED FROM VEHICLE IMPACT X      
4.12 SEWER EJECTORS, SUMP PUMPS, AND RELATED PIPING     X  
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
4.1 FYI Only: A main cut-off valve for the gas is located at the gas meter outside. A wrench or pair of pliers may be needed, but a quarter turn is usually all that is required to shut off the gas.
4.1 Picture 1
4.4 FYI Only: The main water shut-off is the blue knob in crawlspace near door.
4.4 Picture 1
4.8 (1) The toilets are loose at floor at: main level powder room, Jack-n-Jill bath at upper level, bath at guest room at end of hall. Recommend plumber replace wax ring, tighten, or shim, as required, to help prevent damage to fixture or water leaks.
4.8 Picture 1
4.8 Picture 2
4.8 Picture 3

(2) The drain stopper control rod is not working at main level powder room. Stuck open. Recommend repair to restore original function.
4.8 Picture 4
4.9 FYI Only: Jet tub and steam sauna at master bath turned on ok.


5. ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and presence or absence of Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

STYLES & MATERIALS
SERVICE VOLTAGE:
240 VOLTS (NOMINAL)
 SERVICE AMPERAGE:
200 AMP
 ELEC. PANEL MANUFACTURER:
GENERAL ELECTRIC
WIRING METHODS:
NON-METALLIC SHEATHED CABLE (ROMEX)
 BRANCH WIRE (15 and 20 AMP):
COPPER
 PANEL TYPE:
CIRCUIT BREAKERS

  IN NI NP RR
5.0 SERVICE DROP (Conductors Prior to Meter, Weatherhead) X      
5.1 SERVICE EQUIPMENT (Meter Attachment, Panel boxes, Covers) AND MAIN DISCONNECT X      
5.2 SERVICE ENTRANCE CONDUCTORS (After Meter), CABLES, AND RACEWAYS (Where visible) X      
5.3 SERVICE GROUNDING (Ufer, Grounding Rods, Copper pipe bond) X      
5.4 LOCATION OF MAIN DISCONNECT(S) (Describe, photo) X      
5.5 LOCATION OF MAIN SERVICE PANEL(S) (Describe) X      
5.6 LOCATION OF SUB PANEL(S) (Describe, if any)     X  
5.7 MAIN SERVICE PANEL AND SUB PANEL INTERIOR COMPONENTS (Wire connections, taps, terminals, open slots) X      
5.8 SERVICE AMPERAGE RATING CHECKED X      
5.9 BRANCH CIRCUIT CONDUCTORS (Wire sizes), OVERCURRENT PROTECTION DEVICES (Breakers, Fuses) X      
5.10 OPERATION OF GFCIs (Ground-Fault Circuit-Interrupters) X      
5.11 POLARITY AND GROUNDING OF RECEPTACLES X      
5.12 INTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of lighting fixtures, switches, and receptacles) X      
5.13 EXTERIOR CONNECTED DEVICES AND FIXTURES (Representative number of exterior lighting fixtures, switches, and receptacles)       X
5.14 SMOKE DETECTORS (Absence or presence only) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
5.4 FYI Only: The electric service main disconnect is located at the meter base outside.
5.4 Picture 1
5.5 FYI Only: The electric service main panel is located at the garage.
5.13 The exterior lights or light fixtures did not work when tested at: main entrance. Recommend check bulbs, photo-electric cells, and fixtures, or have seller demonstrate function. Repair or replace as required.
5.13 Picture 1
5.14 FYI Only: Recommend test smoke detectors and check batteries regularly.


6. CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

STYLES & MATERIALS
NUMBER OF COOLING UNITS:
TWO
 CENTRAL AIR MANUFACTURER:
BRYANT
 COOLING EQUIPMENT TYPE:
CENTRAL AIR CONDITIONING SYSTEM
HEAT-PUMP
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 CONDENSATE PRIMARY DRAIN METHOD:
GRAVITY TO OUTSIDE
 CONDENSATE PAN SAFETY METHOD:
PAN WITH DRAIN

  IN NI NP RR
6.0 CENTRAL AND THROUGH-WALL COOLING EQUIPMENT   X    
6.1 COOLING CONDENSATE PRIMARY REMOVAL (Inside, absence or presence only) X      
6.2 COOLING CONDENSATE PRIMARY REMOVAL (Outside, absence or presence only)       X
6.3 COOLING CONDENSATE SECONDARY REMOVAL, OVERFLOW DRIP PAN, DRAIN OR FLOAT SWITCH (Absence or presence only) X      
6.4 NORMAL OPERATING CONTROLS   X    
6.5 DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   X    
6.6 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM   X    
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
6.0 FYI Only: Air conditioning was not tested today due to outside temperature of 65 degrees or less. This is in accordance with Clause 3 of the signed Inspection Agreement and industry standard practice for equipment protection.
6.0 Picture 1
6.2 Air conditioner condensate drain outside (PVC white plastic pipe) is broken and buried in earth at condenser. Recommend repair PVC pipe and trace to exit to ensure free-flowing.
6.2 Picture 1


7. HEATING AND FIREPLACES

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

STYLES & MATERIALS
TYPES OF FIREPLACES:
VENTED GAS LOGS
 TYPES OF CHIMNEYS:
MANUFACTURED METAL ASSEMBLY
 OPERABLE FIREPLACES:
ONE
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
 HEATING METHOD:
GAS FURNACE (FORCED AIR)
HEAT PUMP (FORCED AIR)
 HEATING ENERGY SOURCE:
NATURAL GAS
ELECTRIC
HEATING DUCTWORK:
INSULATED

  IN NI NP RR
7.0 HEATING EQUIPMENT X      
7.1 NORMAL OPERATING CONTROLS X      
7.2 FURNACE FLUES AND VENTS X      
7.3 HEAT DISTRIBUTION SYSTEMS (Fans, pumps, ducts and piping, supports, insulation, air filters, registers, radiators, fan coil units) X      
7.4 CHIMNEY FLUES AND DAMPERS (Inside home) X      
7.5 SOLID FUEL HEATING DEVICES (Firebox components only. We do not start fires)     X  
7.6 GAS/ELECTRIC FIRE LOGS AND FIREPLACES (Firebox components only. We do not start fires) X      
7.7 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
7.3 FYI Only: Filter locations are at main level stairs and upper level attic (see photos). We recommend furnace filters be changed every 3-4 months.
7.3 Picture 1


8. INTERIOR

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets, doors, and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

STYLES & MATERIALS
CEILING MATERIALS:
GYPSUM BOARD
 WALL MATERIAL:
GYPSUM BOARD

  IN NI NP RR
8.0 WALLS X      
8.1 CEILINGS X      
8.2 DOORS (Representative number)       X
8.3 WINDOWS (Representative number)       X
8.4 FLOORS (Floor surfaces) X      
8.5 STEPS, STAIRWAYS, BALCONIES, AND RAILINGS X      
8.6 ATTIC FOLDING LADDER X      
8.7 COUNTERTOPS AND A REPRESENTATIVE NUMBER OF CABINETS X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
8.2 The entry door does not latch and binds at top at master bedroom. Recommend carpenter adjust, as required, to restore original function.
8.2 Picture 1
8.3 (1) Window top and bottom sashes will not meet and close window completely at garage outside corner. About 1/2" gap at top. Recommend qualified carpenter or professional window & door company repair to restore function and energy savings.
8.3 Picture 1

(2) Window bottom decayed inside at dining room. Recommend qualified carpenter or professional window & door company repair to restore function and help prevent further damage or decay.
8.3 Picture 2
8.3 Picture 3

(3) Window lock is missing screw hardware at master bedroom. Recommend carpenter replace. 
8.3 Picture 4


9. INSULATION AND VENTILATION

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

STYLES & MATERIALS
ATTIC VENTILATION:
PASSIVE ROOF VENT(S)
GABLE VENT(S)
SOFFIT VENTS
 ATTIC INSULATION:
BLOWN FIBERGLASS
BATT FIBERGLASS
 CRAWLSPACE INSULATION:
BATT WITH VAPOR RETARDER
CRAWLSPACE VAPOR RETARDER:
PARTIAL COVERAGE

  IN NI NP RR
9.0 INSULATION AND VAPOR RETARDERS (Attic) X      
9.1 INSULATION AND VAPOR RETARDERS (Crawlspace)       X
9.2 VENTILATION OF ATTIC AND FOUNDATION AREAS       X
9.3 MECHANICAL VENT SYSTEM, INTERIOR (Kitchen, bath, and laundry) X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
9.1 Insulation is loose and falling at ceiling of crawlspace. Recommend repair to help prevent heat loss and to improve energy savings.
9.1 Picture 1
9.1 Picture 2
9.2 Foundation vents not present at crawlspace. No method of crawlspace ventilation. "Crawlspace encapsulation" is a popular method of eliminating foundation vents (usually involves placing a humidifier in the crawlspace), but your crawlspace is not encapsulated (permanently sealed at floor and walls.) Crawlspace is flooded. See Section 1.1. Recommend a foundation waterproofing repair company investigate further and recommend corrective action, as required.
9.2 Picture 1
9.2 Picture 2
9.2 Picture 3


10. BUILT-IN KITCHEN APPLIANCES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher; Range, cook top, and permanently installed oven; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.


  IN NI NP RR
10.0 DISHWASHER X      
10.1 COOK-TOP X      
10.2 OVEN(S) X      
10.3 EXHAUST HOOD OR VENT       X
10.4 FOOD WASTE DISPOSER X      
10.5 MICROWAVE COOKING EQUIPMENT X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
10.3 Light not working in exhaust hood (microwave). Recommend check bulb, then hood, for proper operation.
10.3 Picture 1


11. COMPLIMENTARY PHOTO VIEWS


  IN NI NP RR
11.0 KITCHEN VIEW X      
11.1 DEN VIEW X      
11.2 DINING ROOM VIEW X      
11.3 MASTER BEDROOM VIEW X      
11.4 MASTER BATH VIEW X      
11.5 STUDY VIEW X      
  IN NI NP RR
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
COMMENTS & PHOTO LAYOUT = TEXT > PHOTO > PHOTO #
11.0 Kitchen View
11.0 Picture 1
11.1 Den View
11.1 Picture 1
11.2 Dining Room View