sample Inspection report - Townhouse rehab - Final Analysis Home inspections

1. 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.

General system Styles, Materials, Components

GENERAL ROOF CONDITION: GOOD: Average condition& performance	ROOF INSPECTION LIMITATIONS: Typical inspection access	REMAINING SERVICE LIFE: 50% - Typical aging& wear - No immediate concern of replacement expense
ROOF AS SEEN FROM: Ground Attic& Eaves Binoculars	SYSTEM INSPECTED?: Yes	ROOF STYLES& DESIGN: Gable
ROOF COVERING MATERIALS: ASPHALT: Felt 3 tab shingles	FLASHING MATERIAL: Aluminum	SKY LIGHT (S): NONE
ACTIVE ROOF OR FLASHING LEAKS: No	GUTTERS& DOWNSPOUTS: Attached:full Gutter Material: Aluiminum	ATTIC VENTILATION: Soffit Roof vents 8x8
Layers of shingles: one

Component observations / Inspected items

1.0

ROOF COVERINGS
Comments - Preventative maintenance recommended

Shingles are missing or damaged at upper left rear.( Picture 1 ) Repair as needed

Sagging and unevenness observed on the roof surface. Does not appear to be structural failure and condition look satisfactory from attic. This is a very thin plywood typical for the age. It may require replacement during next roof upgrade.

1.0 Picture 1 damaged shingles

1.0 Picture 2

1.1	ROOF DECKING Comments - Informational notes and disclosures
	Plywood is thin, dried and starting to splinter. Sagging and unevenness also observed. Not structural. This is typical for age but may require replacement during next roof upgrade.

1.2	FLASHING or JOINT MATERIALS Comments - Satisfactory, Functional

1.3	GUTTERS, ROOF DRAINAGE SYSTEMS Comments - Satisfactory, Functional

1.4	SKYLIGHTS Comments - Not Present

1.5	VENTILATION Comments - Satisfactory, Functional

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.

General system Styles, Materials, Components

GENERAL CONDITION: EXTERIOR: GOOD: Average condition& performance	SYSTEM INSPECTED?: Yes	EXTERIOR LIMITATIONS: Typical
SIDING MATERIAL: MASONARY: BRICK VINYL	EXTERIOR TRIM: VINYL AND/OR ALUMINIUM	PRIMARY WINDOWS: DOUBLE-HUNG GLAZING: THERMAL/INSULATED MATERIAL: PLASTIC/ VINYL
EXTERIOR ENTRY DOORS: METAL	STEPS AND OR RAILS: NA	FIRE ESCAPES: NONE NA
GARAGE AUTO OPENER: N/A	GARAGE DOOR MATERIAL: N/A	GARAGE DOOR TYPE: N/A
DRIVEWAY: PARKING LOT

Component observations / Inspected items

2.0

WALL CLADDING FLASHING AND TRIM
Comments - Satisfactory, Functional

(2) Hole in masonry at right side of front entry.( Picture 1 )

2.0 Picture 1

(3) Exterior receptacle is poorly trimmed and poorly sealed at edges. It is clear open to the inside of wall. High potential for water intrusion. Have properly repaired.( Picture 2 ,3)

2.0 Picture 2

2.0 Picture 3

2.1

DOORS (Exterior)
Comments - Satisfactory, Functional

(2) Front entry door is out of square and not sealing properly. ( Picture 1 )

Front door has weathered trim and some rot.( Picture 2 )

Front storm door closure is missing.( Picture 3 )

2.1 Picture 1

2.1 Picture 2

2.1 Picture 3

2.2

WINDOWS
Comments - Satisfactory, Functional

Flashing and caulk seal appears marginal at the tops of some windows. Potential for water intrusion. Monitor and repair as needed.

2.2 Picture 1

2.3	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS Comments - Not Present

2.4	EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM Comments - Satisfactory, Functional

2.5	DETACHED SHED Comments - Not Present

2.6	Garage door opener safety reverse Comments - Not Present

3. FOUNDATION / STRUCTURE

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 it's components or be dangerous to or adversely effect the health of the home inspector or other persons.

General system Styles, Materials, Components

GENERAL CONDITION: Foundation and Structure: GOOD: Average condition& performance	SYSTEM INSPECTED?: Yes	FOUNDATION/STRUCTURE LIMITATIONS: TYPICAL ACCESS
FOUNDATION TYPE: Slab	STRUTURE AND MATERIALS: FRAME: WOOD FRAME:TRUSSES CONCRETE SLAB	Foundation ventilation: N/A - slab construction
EXTERIOR DRAINAGE: SITE: LEVEL Adequate	METHOD USED TO OBSERVE CRAWLSPACE: NO CRAWLSPACE	FLOOR STRUCTURE: WOOD JOISTS SLAB NOT VISIBLE
WALL STRUCTURE: 2 X 4 WOOD	VIEWED ATTIC SPACE FROM:: ENTRY	CEILING STRUCTURE: 2X4 NOT VISIBLE
ROOF STRUCTURE: ENGINERED WOOD TRUSS	ATTIC ACCESS: Ceiling hatch

Component observations / Inspected items

3.0	FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.) Comments - Satisfactory, Functional

3.1	FOUNDATION VENTILATION & VAPOR BARRIER Comments - Satisfactory, Functional

3.2	FLOORS (Structural) Comments - Satisfactory, Functional

3.3	WALLS (Structural) Comments - Satisfactory, Functional

3.4	COLUMNS OR PIERS Comments - Satisfactory, Functional

3.5	CEILINGS (structural) Comments - Satisfactory, Functional

3.6

ROOF STRUCTURE AND ATTIC
Comments - Discrepant item, Repair or Replace

(1) Fire stops are made of gypsum and extend to the peak on both sides of attic.( Picture 1,2 )

3.6 Picture 1

3.6 Picture 2

(2) Structural failure, failing repairs - Poorly designed attic truss rafters have separated at the joints. Attempts have been made to repair this with splints. These too are separating and failing ( not the correct repair). This is evident on all rafters. Have properly and permanently repaired. Typically acceptable methods may include sistering with new rafters or proper scabbing with bolts. Have evaluated and repaired as needed by a building contractor.( Picture 1,2,3, 4 )

3.6 Picture 3

3.6 Picture 4

3.6 Picture 5

3.6 Picture 6

3.7	LOT& GRADING Comments - Satisfactory, Functional

4. PLUMBING

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; 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, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

water heater

plumb access

General system Styles, Materials, Components

GENERAL SYSTEM CONDITION: plumbing: GOOD: Average condition& performance	SYSTEM INSPECTED?: Yes	Waste system (sewage): Public sewage
Water supply system (potable): Public utility	Plumbing Limitations: Typically accessible areas	Main water supply pipe (street service): Buried - concealed - Not determined
Supply pipes and distribution materials ( visable ): COPPER	Waste Piping materials (visable): PVC	Water pressure: adequate
Cross connects observed: No	Fixtures & faucets observed (checked for leaks & fill & drain function only): TUBS SINKS TOILETS SHOWERS	Hot water source: Electirc 40 gallon tank
REMAINING SERVICE LIFE of Water heater: 75% - Typical condition& minimal wear - No concern of replacement expense	Drainage at Fixtures: Adequate

Component observations / Inspected items

4.0	INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS Comments - Satisfactory, Functional

4.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES Comments - Satisfactory, Functional

4.2

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Comments - Satisfactory, Functional

Electric Water heater, 40 gallon, 4500 watt, Mfg 2001

4.2 Picture 1 WH data

4.3

Fixtures Tubs and faucets
Comments - Discrepant item, Repair or Replace

(1) Both bathroom toilets are loose on floor mount and seal. One is missing toilet seat. ( Picture 1,2 )

Both sink cabinet bases are loose at wall mounts and both sinks are not fastened to cabinet base. ( Picture 3,4,5 )

4.3 Picture 1

4.3 Picture 2

4.3 Picture 3

4.3 Picture 4

4.3 Picture 5

(2) Shower faucet valves are leaky at valve stems and drip in closed position.( Picture 6 )

4.3 Picture 6

(3) Poorly done plumbing access cover at upstairs bath. Does not fit.( Picture 7 )

4.3 Picture 7 plumb access

(4) Poorly done piping underneath kitchen sink - Supply pipes are not secured with brackets and are chaffing against each other. ( Picture 8 )

Riser pipes, dish drain are loose, too long, unsecured, and getting tangled with spray hose. ( Picture 9,10 )

4.3 Picture 8

4.3 Picture 9

4.3 Picture 10

4.4	MAIN WATER SHUT-OFF DEVICE (Describe location) Comments - Not Inspected
	Street meter main water cutoff valve. ??

4.5	FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks) Comments - Not Present

4.6	SUMP PUMP Comments - Not Present

The plumbing problems noted should be further evaluated and properly repaired/replaced as determined by a qualified professional.

5. ELECTRICAL

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent 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 Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent 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.

service panel

4518 meter

General system Styles, Materials, Components

GENERAL SYSTEM CONDITION: Electrical: GOOD: Average condition& performance	ELECTRICAL LIMITATIONS: TYPICAL	EXTERIOR SERVICE AND METER: UNDER GROUND SERVICE
SERVICE ENTRY WIRING: Aluminum 2/0	INTERIOR COMPONENTS OBSERVED: RECEPTACLES SWITCHES LIGHT FIXTURES GFCI SMOKE DETECTOR	EXTERIOR COMPONENTS OBSERVED: RECEPTACLES SWITCHES LIGHT FIXTURES
MAIN PANEL(s) Type & Capacity: 150 AMP Main breaker adequate capacity Circuit breakers	BRANCH WIRE 15 and 20 AMP: ALUMINUM	WIRING system & material: ROMEX
Location of Main Panel: Interior room

Component observations / Inspected items

5.0	SERVICE ENTRANCE WIRING Comments - Satisfactory, Functional

5.1	MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution. Comments - Satisfactory, Functional

5.2

WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
Comments - Satisfactory, Functional

Aluminum wire is installed on 120 VAC branch electrical circuits in the subject house. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://cpsc.gov/. It is recommended that the electrical system be evaluated by a licensed electrician.

The aluminum wiring in this home has been completely professional reworked. Observed new receptacles and switched throughout. All terminals have been treated with oxidation compound.

5.2 Picture 1

5.2 Picture 2

5.3

EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
Comments - Satisfactory, Functional

(2) Safety - Exterior heat Pump wiring is unsecured, laying on ground and vulnerable to damage.( Picture 1 )

5.3 Picture 1

5.4

INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
Comments - Satisfactory, Functional

(1) Improper entry switching in upstairs, right rear bedroom. Wall switch inside the door does not control anything. The wall switch to control the ceiling fan/light is improperly located near the closet at inside wall. ( Picture 2 )

5.4 Picture 1

5.4 Picture 2

(2) Air handler high voltage feed wire is only partially enclosed in conduit. The sharp edge of conduit is chafing insulation presenting a safety hazard. This wire is also rubbing against refrigerant line causing wear to both.

5.4 Picture 3

5.4 Picture 4

5.5	GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.) Comments - Satisfactory, Functional

5.6

LOCATION OF MAIN AND DISTRIBUTION PANELS
Comments - Satisfactory, Functional

Living room.

5.6 Picture 1

5.7	Smoke detectors Comments - Satisfactory, Functional

6. HEATING / FIREPLACE

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 solid fuel 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.

2.5 ton heat pump

Corsair Mfg. 2000

interior coil data

General system Styles, Materials, Components

GENERAL RATING: POOR: Sub-standard condition& performance	LIMITS ON INSPECTION: TYPICAL	TYPE OF FUEL: HEAT PUMP (FORCED AIR)
EQUIPMENT LOCATION: Exterior Closet	THERMOSTAT TYPE: MECHANICAL	THERMOSTAT LOCATION: Central hall
THERMOSTAT CONDITION: FUNCTIONAL	WARM AIR SYSTEMS: HEAT PUMP:ELECTRIC BACK UP	FIREPLACE/FLUES: None
NUMBER OF HEAT SYSTEMS (excluding wood): ONE	DUCTWORK: INSULATED Duct board Metal	FILTER TYPE: DISPOSABLE
OPERABLE FIREPLACES: NONE	REMAINING SERVICE LIFE: 50% - Typical aging& wear - No immediate concern of replacement expense

Component observations / Inspected items

6.0

HEATING EQUIPMENT
Comments - Discrepant item, Repair or Replace

(1) Heat pump does not respond in auxiliary/emergency heat mode. The thermostat aux and emerg lights flicker then go out, the air handler blower starts but does not put out any heat.

6.0 Picture 1

(2) Exterior refrigerant lines are unsecured and vulnerable to damage. ( Picture 2 )

Exterior and interior refrigerant line insulation is missing or inadequate.( Picture 3,4 )

Note: heat Pump is also AC but was checked in heat mode.

6.0 Picture 2

6.0 Picture 3 no insulation

6.0 Picture 4 no insulation

6.1	NORMAL OPERATING CONTROLS Comments - Discrepant item, Repair or Replace
	see above note

6.2	CHIMNEYS, FLUES AND VENTS Comments - Not Present

6.3

HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments - Satisfactory, Functional

(1) Duct system is dirty - Observed dust and dirt buildup in return duct ( Picture 1 )

Observed sediment and debris in branch ducts. ( Picture 2,3 )

6.3 Picture 1 return duct

6.3 Picture 2

6.3 Picture 3

(2) Multiple air leaks around air handler and plenum, lower left side, rear section, etc.. There are loose covers and screws missing and the seams and connections and openings have been poorly sealed with duct tape. Duct tape is considered temporary and will only last until adhesive gives way.

6.3 Picture 4

6.3 Picture 5

6.3 Picture 6

(3) Refrigerant line penetration is missing rubber grommet. Air is leaking here and copper is chaffing against sharp metal. ( Picture 7,8 )

6.3 Picture 7 air leaks, chaffing.

6.3 Picture 8

6.4	SPACE HEATING Comments - Not Present

6.5	GAS/LP FIRELOGS AND FIREPLACES Comments - Not Present

6.6	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM Comments - Satisfactory, Functional

The HVAC problems noted should be further evaluated and properly repaired/replaced as determined by a qualified professional.

7. INSULATION

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 shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

General system Styles, Materials, Components

GENERAL INSULATION RATING (subjective to age of home): FAIR: Below average condition& performance	Insulation inspection limitations: TYPICAL	TYPE: FIBERGLASS
ATTIC INSULATION: FIBERGLASS CELLULOSE	R- VALUE: BELOW R-19	VENTILATION: SOFFIT VENTS 8x8 Static Roof vents
BATH EXHAUST FAN TYPES: FAN ONLY	FLOOR INSULATION: NONE	WALL INSULATION: UNKNOWN Little or no access - can't determine

Component observations / Inspected items

7.0

INSULATION AND VAPOR RETARDERS (in unfinished spaces)
Comments - Informational notes and disclosures

Attic insulation is generally sub-standard. It is thin and missing in some areas. A negligible amount of cellulose was added to original fiberglass but still only has about 4 inches. Optimal standard is 12 inches (R 30) DOE. ( Picture 1 ) Notice 2x4 which is 3.5 inches thick.( Picture 2 )

7.0 Picture 1 thin or missing insulation

7.0 Picture 2

8. INTERIOR

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of 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.

W&D hookups in front of passageway.

large closet, no shelving

kitchen door missing

General system Styles, Materials, Components

GENERAL RATING: GOOD: Average condition& performance	INTERIOR LIMITATIONS: TYPICAL	APPLIANCES: DISHWASHER RANGE BURNERS OVEN ELEMENTS GRILLS HOOD FANS/VENTS MICROWAVE
WALLS AND CEILING MATERIAL: DRYWALL	INTERIOR OF WINDOWS: Functional satisfactory	RAILS AND STAIRS: HAINDRAILS SAFTEY RAILS STEPS
FLOOR COVERING(S): CARPET TILE VINYL	INTERIOR DOORS: HOLLOW CORE MASONITE	CABINETRY: WOOD MELAMINE
COUNTERTOP: LAMINATE	DRYER VENT: RIGID METAL

Component observations / Inspected items

8.0	CEILINGS Comments - Satisfactory, Functional
	Freshly painted

8.1	WALLS Comments - Satisfactory, Functional
	Freshly painted

8.2	FLOORS Comments - Satisfactory, Functional
	New carpet, tile, vinyl.

8.3

STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments - Informational notes and disclosures

Safety rail does not extend to landing, should be Grabable at top step.( Picture 1 )

Safety rail has exposed end, Normally this is to be returned into wall so it is not a catch hazard.( Picture 2 )

8.3 Picture 1

8.3 Picture 2

8.4

COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments - Discrepant item, Repair or Replace

Cabinet over fridge is loose and not adequately secured to bear any weight. Only two screws in center back panel.( Picture 1 )

End cap panel is missing from right side of dishwasher.( Picture 2 )

laminate end caps are missing from counter top at both sides of stove.( Picture 3,4 )

8.4 Picture 1 inadequate mounts

8.4 Picture 2 missing end panel

8.4 Picture 3

8.4 Picture 4

8.5	DOORS (REPRESENTATIVE NUMBER) Comments - Satisfactory, Functional

8.6	WINDOWS (REPRESENTATIVE NUMBER) Comments - Satisfactory, Functional

8.7	INTERIOR INSPECTION ACCESSIBILITY Comments - Satisfactory, Functional

8.8	VENTING SYSTEMS (Kitchens, baths and laundry) Comments - Satisfactory, Functional

9. BUILT-IN KITCHEN APPLIANCES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; 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.

General system Styles, Materials, Components

GENERAL RATING: GOOD: Average condition& performance	DISHWASHER: Functional	DISPOSER: Functional
EXHAUST/RANGE HOOD: RE-CIRCULATE	RANGE/OVEN: Functional	BUILT-IN MICROWAVE: Functional
REFRIGERATOR: Personal property- not built in -NOT INSPECTED	DRYER POWER SOURCE: 22O ELECTRIC

Component observations / Inspected items

9.0	DISHWASHER Comments - Satisfactory, Functional

9.1	RANGES/OVENS/COOKTOPS Comments - Satisfactory, Functional

9.2	RANGE HOOD Comments - Satisfactory, Functional

9.3	FOOD WASTE DISPOSER Comments - Satisfactory, Functional

9.4	MICROWAVE COOKING EQUIPMENT Comments - Satisfactory, Functional

General Summary

Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: *******

Property Address: 4518 Greenwood Dr.
Portsmouth, VA 23701

This General Summary is a combined list of any and all findings that where flagged during the inspection as important. The general summary contains all the items listed in the individual summaries below.

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

Defects Safety & Disclosure info Maintenance

1. ROOFING

1.0	ROOF COVERINGS
	Preventative maintenance recommended
	Shingles are missing or damaged at upper left rear.( Picture 1 ) Repair as needed Sagging and unevenness observed on the roof surface. Does not appear to be structural failure and condition look satisfactory from attic. This is a very thin plywood typical for the age. It may require replacement during next roof upgrade.
1.1	ROOF DECKING
	Informational notes and disclosures
	Plywood is thin, dried and starting to splinter. Sagging and unevenness also observed. Not structural. This is typical for age but may require replacement during next roof upgrade.

2. EXTERIOR

2.0	WALL CLADDING FLASHING AND TRIM
	Satisfactory, Functional
	(2) Hole in masonry at right side of front entry.( Picture 1 )

	(3) Exterior receptacle is poorly trimmed and poorly sealed at edges. It is clear open to the inside of wall. High potential for water intrusion. Have properly repaired.( Picture 2 ,3)
2.1	DOORS (Exterior)
	Satisfactory, Functional
	(2) Front entry door is out of square and not sealing properly. ( Picture 1 ) Front door has weathered trim and some rot.( Picture 2 ) Front storm door closure is missing.( Picture 3 )

3. FOUNDATION / STRUCTURE

3.6	ROOF STRUCTURE AND ATTIC
	Discrepant item, Repair or Replace
	(2) Structural failure, failing repairs - Poorly designed attic truss rafters have separated at the joints. Attempts have been made to repair this with splints. These too are separating and failing ( not the correct repair). This is evident on all rafters. Have properly and permanently repaired. Typically acceptable methods may include sistering with new rafters or proper scabbing with bolts. Have evaluated and repaired as needed by a building contractor.( Picture 1,2,3, 4 )

4. PLUMBING

4.3	Fixtures Tubs and faucets
	Discrepant item, Repair or Replace
	(1) Both bathroom toilets are loose on floor mount and seal. One is missing toilet seat. ( Picture 1,2 ) Both sink cabinet bases are loose at wall mounts and both sinks are not fastened to cabinet base. ( Picture 3,4,5 )

	(2) Shower faucet valves are leaky at valve stems and drip in closed position.( Picture 6 )

	(3) Poorly done plumbing access cover at upstairs bath. Does not fit.( Picture 7 )

5. ELECTRICAL

5.3	EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
	Satisfactory, Functional
	(2) Safety - Exterior heat Pump wiring is unsecured, laying on ground and vulnerable to damage.( Picture 1 )
5.4	INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
	Satisfactory, Functional
	(2) Air handler high voltage feed wire is only partially enclosed in conduit. The sharp edge of conduit is chafing insulation presenting a safety hazard. This wire is also rubbing against refrigerant line causing wear to both.

6. HEATING / FIREPLACE

6.0	HEATING EQUIPMENT
	Discrepant item, Repair or Replace
	(1) Heat pump does not respond in auxiliary/emergency heat mode. The thermostat aux and emerg lights flicker then go out, the air handler blower starts but does not put out any heat.
6.1	NORMAL OPERATING CONTROLS
	Discrepant item, Repair or Replace
	see above note
6.3	HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
	Satisfactory, Functional
	(1) Duct system is dirty - Observed dust and dirt buildup in return duct ( Picture 1 ) Observed sediment and debris in branch ducts. ( Picture 2,3 )

	(2) Multiple air leaks around air handler and plenum, lower left side, rear section, etc.. There are loose covers and screws missing and the seams and connections and openings have been poorly sealed with duct tape. Duct tape is considered temporary and will only last until adhesive gives way.

	(3) Refrigerant line penetration is missing rubber grommet. Air is leaking here and copper is chaffing against sharp metal. ( Picture 7,8 )

7. INSULATION

7.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces)
	Informational notes and disclosures
	Attic insulation is generally sub-standard. It is thin and missing in some areas. A negligible amount of cellulose was added to original fiberglass but still only has about 4 inches. Optimal standard is 12 inches (R 30) DOE. ( Picture 1 ) Notice 2x4 which is 3.5 inches thick.( Picture 2 )

8. INTERIOR

8.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS
	Informational notes and disclosures
	Safety rail does not extend to landing, should be Grabable at top step.( Picture 1 ) Safety rail has exposed end, Normally this is to be returned into wall so it is not a catch hazard.( Picture 2 )
8.4	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
	Discrepant item, Repair or Replace
	Cabinet over fridge is loose and not adequately secured to bear any weight. Only two screws in center back panel.( Picture 1 ) End cap panel is missing from right side of dishwasher.( Picture 2 ) laminate end caps are missing from counter top at both sides of stove.( Picture 3,4 )

Defects, Repair or Replace

Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: *******

Property Address: 4518 Greenwood Dr.
Portsmouth, VA 23701

This section is a summary list of defective components, systems, or workmanship that may need repair or replacement in order to restore to intended function or to a level of what's considered "good repair".

1. ROOFING

1.0	ROOF COVERINGS
	Preventative maintenance recommended
	Shingles are missing or damaged at upper left rear.( Picture 1 ) Repair as needed Sagging and unevenness observed on the roof surface. Does not appear to be structural failure and condition look satisfactory from attic. This is a very thin plywood typical for the age. It may require replacement during next roof upgrade.

2. EXTERIOR

2.0	WALL CLADDING FLASHING AND TRIM
	Satisfactory, Functional
	(2) Hole in masonry at right side of front entry.( Picture 1 )

	(3) Exterior receptacle is poorly trimmed and poorly sealed at edges. It is clear open to the inside of wall. High potential for water intrusion. Have properly repaired.( Picture 2 ,3)
2.1	DOORS (Exterior)
	Satisfactory, Functional
	(2) Front entry door is out of square and not sealing properly. ( Picture 1 ) Front door has weathered trim and some rot.( Picture 2 ) Front storm door closure is missing.( Picture 3 )

3. FOUNDATION / STRUCTURE

3.6	ROOF STRUCTURE AND ATTIC
	Discrepant item, Repair or Replace
	(2) Structural failure, failing repairs - Poorly designed attic truss rafters have separated at the joints. Attempts have been made to repair this with splints. These too are separating and failing ( not the correct repair). This is evident on all rafters. Have properly and permanently repaired. Typically acceptable methods may include sistering with new rafters or proper scabbing with bolts. Have evaluated and repaired as needed by a building contractor.( Picture 1,2,3, 4 )

4. PLUMBING

4.3	Fixtures Tubs and faucets
	Discrepant item, Repair or Replace
	(1) Both bathroom toilets are loose on floor mount and seal. One is missing toilet seat. ( Picture 1,2 ) Both sink cabinet bases are loose at wall mounts and both sinks are not fastened to cabinet base. ( Picture 3,4,5 )

	(2) Shower faucet valves are leaky at valve stems and drip in closed position.( Picture 6 )

	(3) Poorly done plumbing access cover at upstairs bath. Does not fit.( Picture 7 )

5. ELECTRICAL

5.3	EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
	Satisfactory, Functional
	(2) Safety - Exterior heat Pump wiring is unsecured, laying on ground and vulnerable to damage.( Picture 1 )
5.4	INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
	Satisfactory, Functional
	(2) Air handler high voltage feed wire is only partially enclosed in conduit. The sharp edge of conduit is chafing insulation presenting a safety hazard. This wire is also rubbing against refrigerant line causing wear to both.

6. HEATING / FIREPLACE

6.0	HEATING EQUIPMENT
	Discrepant item, Repair or Replace
	(1) Heat pump does not respond in auxiliary/emergency heat mode. The thermostat aux and emerg lights flicker then go out, the air handler blower starts but does not put out any heat.
6.1	NORMAL OPERATING CONTROLS
	Discrepant item, Repair or Replace
	see above note
6.3	HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
	Satisfactory, Functional
	(2) Multiple air leaks around air handler and plenum, lower left side, rear section, etc.. There are loose covers and screws missing and the seams and connections and openings have been poorly sealed with duct tape. Duct tape is considered temporary and will only last until adhesive gives way.

	(3) Refrigerant line penetration is missing rubber grommet. Air is leaking here and copper is chaffing against sharp metal. ( Picture 7,8 )

8. INTERIOR

8.4	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
	Discrepant item, Repair or Replace
	Cabinet over fridge is loose and not adequately secured to bear any weight. Only two screws in center back panel.( Picture 1 ) End cap panel is missing from right side of dishwasher.( Picture 2 ) laminate end caps are missing from counter top at both sides of stove.( Picture 3,4 )

Important Information and Disclosures

Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: *******

Property Address: 4518 Greenwood Dr.
Portsmouth, VA 23701

This section is a summary list of informational disclosures. These items may not be considered an obvious or repairable defect but may be an inherent problem to the home. They are listed here as they may have important consequences regarding your purchase. The items listed here are typically safety issues, environmental concerns, Antiquated systems and equipment, Building material/systems manufacturer deficiencies or recalls.

1. ROOFING

1.1	ROOF DECKING
	Informational notes and disclosures
	Plywood is thin, dried and starting to splinter. Sagging and unevenness also observed. Not structural. This is typical for age but may require replacement during next roof upgrade.

3. FOUNDATION / STRUCTURE

3.6	ROOF STRUCTURE AND ATTIC
	Discrepant item, Repair or Replace
	(1) Fire stops are made of gypsum and extend to the peak on both sides of attic.( Picture 1,2 )

5. ELECTRICAL

5.2	WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
	Satisfactory, Functional
	Aluminum wire is installed on 120 VAC branch electrical circuits in the subject house. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://cpsc.gov/. It is recommended that the electrical system be evaluated by a licensed electrician. The aluminum wiring in this home has been completely professional reworked. Observed new receptacles and switched throughout. All terminals have been treated with oxidation compound.

7. INSULATION

7.0	INSULATION AND VAPOR RETARDERS (in unfinished spaces)
	Informational notes and disclosures
	Attic insulation is generally sub-standard. It is thin and missing in some areas. A negligible amount of cellulose was added to original fiberglass but still only has about 4 inches. Optimal standard is 12 inches (R 30) DOE. ( Picture 1 ) Notice 2x4 which is 3.5 inches thick.( Picture 2 )

8. INTERIOR

8.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS
	Informational notes and disclosures
	Safety rail does not extend to landing, should be Grabable at top step.( Picture 1 ) Safety rail has exposed end, Normally this is to be returned into wall so it is not a catch hazard.( Picture 2 )

Maintenance recommendations

Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: *******

Property Address: **** Greenwood Dr.
Portsmouth, VA 23701

This section is a summary of maintenance needed or preventative maintenance recommended in order to maintain a level of "good repair".

1. ROOFING

1.0	ROOF COVERINGS
	Preventative maintenance recommended
	Shingles are missing or damaged at upper left rear.( Picture 1 ) Repair as needed Sagging and unevenness observed on the roof surface. Does not appear to be structural failure and condition look satisfactory from attic. This is a very thin plywood typical for the age. It may require replacement during next roof upgrade.

6. HEATING / FIREPLACE

6.3	HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
	Satisfactory, Functional
	(1) Duct system is dirty - Observed dust and dirt buildup in return duct ( Picture 1 ) Observed sediment and debris in branch ducts. ( Picture 2,3 )

Client Is Present: Yes	Age Of Home: 1977	Weather: Clear
Temperature: 52	Rain in last 3 days: No	Square feet: 1202
Inspection type: Home Buyers Inspection	Structure type: Town House, Newly reabbed	Occupancy: property is vacant

Customer Info:	Inspection Property:
****** Customer's Real Estate Professional:** Denise King Jackie Thomas Realty	**** Greenwood Dr. Portsmouth, VA 23701